HomeMy WebLinkAbout2014-06-09 Committee of the Whole Agenda and Reports.pdfDistrict of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
June 9, 2014
1:00 p.m.
Council Chamber
Committee of the Whole is the initial venue for review of issues. No voting
takes place on bylaws or resolutions. A decision is made to send an item to
Council for debate and vote or to send an item back to staff for more
information or clarification before proceeding to Council.
Note: If required, there will be a 15 -minute break at 3:00 p.m.
Chair.• Acting Mayor
1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each)
1:00 p.m.
1.1 Information Technology Update
2. PUBLIC WORKS AND DEVELOPMENT SERV/CES
Note: Owners and/or Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2013 -111 -AL, 23154 128 Avenue, Non -Farm Use Application in the
Agricultural Land Reserve
Staff report dated June 9, 2014 recommending that Application No. 2013-
111 -AL for non-farm use within the Agricultural Land Reserve for a cell phone
tower be authorized to proceed to the Agricultural Land Commission.
Committee of the Whole Agenda
June 9, 2014
Page 2 of 4
1102 2014-024-RZ, 24990 110 Avenue, RS -3 to RS -1b
Staff report dated June 9, 2014 recommending that Maple Ridge Zone
Amending Bylaw No. 7081-2014 to rezone from RS -3 (One Family Rural
Residential) to RS -1b (One Family Urban [Medium Density] Residential) to
permit subdivision into five R-1 (Residential District) sized lots utilizing the
Albion Area Density Bonus option and one large remnant lot be given first
reading and that the applicant provide further information as described on
Schedules A and B of the Development Procedures Bylaw No. 5879-1999,
along with the information required for a Subdivision application.
1103 2014-039-RZ, 12040 240 Street, RS -3 to C-2
Staff report dated June 9, 2014 recommending that Maple Ridge Zone
Amending Bylaw No. 7089-2014 to rezone from RS -3 (One Family Rural
Residential) to C-2 (Community Commercial) to permit future construction of a
commercial building be given first reading and that the applicant provide
further information as described on Schedules A, C, D and F of the
Development Procedures Bylaw No. 5879-1999.
1104 2013-105-RZ, 12162 240 Street, RS -3 to P-1
Staff report dated June 9, 2014 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7073-2014 to designate the subject
site from Estate Suburban Residential to Institutional be given first and
second readings and be forwarded to Public Hearing and that Maple Ridge
Zone Amending Bylaw No. 7047-2013 to rezone from RS -3 (One Family Rural
Residential) to P-1 (Park and School) to facilitate expansion of the existing
Meadowridge School be given second reading and be forwarded to Public
Hearing.
1105 2014-002-DVP, 24371 112 Avenue
Staff report dated June 9, 2014 recommending that the Corporate Officer be
authorized to sign and seal 2014-002-DVP to reduce the interior side lot line
setback of the R-1 (Residential District) zone on lots 31 through 37, lots 43
through 46 and lots 51 through 54 to the garage and the garage roof
projection.
1106 2011 -050 -SD, 21165 River Road, 5% Money in Lieu of Parkland Dedication
Staff report dated June 9, 2014 recommending that the owner of the subject
property pay an amount not less than $41,800.00 under application 2011-
050 -SD.
Committee of the Whole Agenda
June 9, 2014
Page 3 of 4
1107 Request for Changes, Maple Ridge Community Heritage Commission Plan
Report from the Maple Ridge Community Heritage Commission dated June 9,
2014 recommending that the Maple Ridge Community Heritage Commission
Plan be updated to include recently amended Official Community Plan map
figures 1 and 6.
3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police)
1131 Disbursements for the month ended May 31, 2014
Staff report dated June 9, 2014 recommending that the disbursements for
the month ended May 31, 2014 be approved.
4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES
1151
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
June 9, 2014
Page 4 of 4
8. COMMUNITY FORUM
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
by-laws that have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk's Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
Checked by:
Date:
411.
MAPLE R11)0E
9Mri.liruu�m.r
urrn Kaci_
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014
and Members of Council FILE NO: 2013 -111 -AL
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Non -Farm Use Application in the Agricultural Land Reserve
23154 128 Avenue
EXECUTIVE SUMMARY:
An application has been received for non-farm use within the Agricultural Land Reserve (ALR) for a
cell phone tower located at 23154 128 Avenue, the subject property. This application is made in
accordance with Section 20(3) of the Agricultural Land Commission Act. The applicant has provided
community notification in accordance with federal guidelines and the District of Maple Ridge
Telecommunications Antenna Structure Siting Protocols.
RECOMMENDATION:
That Application 2013 -111 -AL be authorized to proceed to the Agricultural Land Commission.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Standard Land Company Inc.
M. and N. Jasamanidse
Legal Description: Lot 43, Section 20, Township 12, New Westminster
District Plan 30199
OCP:
Existing: Agricultural
Proposed: No Change
Zoning:
Existing: RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Proposed: No Change
Surrounding Uses
North: Use: Single Family Residential
Zone: RS -2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential and vacant
Zone: RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Designation: Agricultural
1101
East:
West:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
b) Project Description:
Vacant
RS -2 (One Family Suburban Residential)
Agricultural
Single Family Residential
RS -3 (One Family Rural Residential)
Agricultural
Single Family Residential and Farm Use
No Change
1.62 ha (4 acres)
128 Avenue
The applicant proposes to install a wireless communications facility on the subject property, that is
within the Agricultural Land Reserve (ALR) and is split -zoned RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential). The subject property is bordered by single family
residential to the north, south and west, and vacant lots to the east and south-west. Coho Creek is
located to the south of the subject property (see Appendix A).
The wireless communications facility is proposed to consist of a 10 m wide by 10 m long compound
area on a concrete pad, accessed by a 4 m wide gravel road from 128 Avenue, with a 45 m tall
monopole, generator, shelter and propane tanks (see Appendix B). The compound would be
enclosed with a chainlink fence. This application is considered a High Impact submission, based on
the District's Telecommunications Antenna Structure Siting Protocols, as it's proposed in an
environmentally sensitive area (within 50 m of the top of bank for Coho Creek).
In accordance with federal guidelines for regulating this use, and the District of Maple Ridge
Telecommunications Antenna Structures Siting Protocols, the applicant has followed appropriate
procedures for notifying the community and has provided correspondence for this purpose.
c) Planning Analysis:
Official Community Plan
The lands are designated Agricultural in the Official Community Plan (OCP) and Policy 6-9 states
that Maple Ridge supports the policies and regulations of the Agricultural Land Commission (ALC)
and will strive to protect the productivity of its agricultural land. The proposed tower location is to
the rear of the property, in a heavily treed area, so farming of the land is not expected to be
significantly impacted.
Given that cell phone towers are considered to be an essential service, Policy 4-32 in the OCP is
applicable.
Policy 4-32 of the OCP states that:
Public Service Uses, which provide essential services such as water, sewer, electrical,
telephone, or other similar services will be permitted throughout the community subject to
pertinent government regulations.
On this basis, this proposal is supportable in the OCP.
-2
Zoning Bylaw
Public Service use is defined in the Zoning Bylaw as "a use providing for the essential servicing of
the Municipality with water, sewer, electrical, telephone and similar services..."
Section 401 (2)(a) of the Zoning Bylaw (Permitted Uses of Land, Buildings and Structures) states:
(a) A Public Service use shall be permitted in all zones.
Section 403 (4)(d) of the Zoning Bylaw (Regulations for the Size, Shape and Siting of Buildings and
Structures) states:
(d) Freestanding lighting poles, warning devices, antennas, masts, utility poles, wires, flag
poles, signs and sign structures, except as otherwise limited in other Bylaws, may be sited
on any portion of a lot.
Section 403 (6) of the Zoning Bylaw (Height Exceptions) states:
The heights of buildings and structures permitted elsewhere in this Bylaw may be
exceeded for ... towers...radio and television antennas; ....
Both the OCP and the Zoning Bylaw recognize Public Service uses as a response to a community
need, permit them in all zones, and exempt the antennas from restrictions regarding height, siting or
setback considerations. However, it should be noted that structures associated with the antennas,
such as an equipment compound for wireless facilities, would be subject to restrictions regarding
height, siting, and setbacks. For the RS -3 (One Family Rural Residential) zone, the zone of the area
of the property where the compound and tower are proposed to be located, the setbacks that would
apply would be 7.5 m from the front and rear lot lines, and 1.5 m from the interior lot line.
d) Development Considerations:
A drainage channel runs east/west across the property and would need to be traversed to access
the proposed tower location. Civil engineering plans, including drainage and erosion and sediment
control plans, will need to be provided at the Building Permit stage to demonstrate how the proposed
structures will be built so as not to negatively impact the surrounding area. An arborist report will
also be required at the Building Permit stage to ensure that the development impacts are minimized.
e) Intergovernmental Issues:
Federal Guidelines
Wireless communications facilities are under the jurisdiction of federal legislation, through Industry
Canada. Industry Canada has provided guidelines for notifying the community where these uses are
being proposed. Local government input regarding the placement of a telecommunication antenna
structure is also sought. District Departments are to review these applications and a letter of
concurrence or non -concurrence is then sent to Industry Canada. Local governments may not,
however, withhold a Building Permit if the applicant has met standards for notification and has made
a demonstrated attempt to satisfy community concerns that are considered relevant by the federal
government. The District does not assess any submission for a telecommunication antenna
structure with respect to health and radiofrequency exposure issues, or any other non -placement or
non -design related issues.
-3-
Agricultural Land Commission
The ALC asserts that a non-farm use application is required with Council endorsement prior to the
application receiving ALC approval. However, local governments have limited jurisdiction over these
facilities, and it appears that a denial on Council's part could be over -ruled by the federal
government during a dispute resolution process.
The Agricultural Land Reserve Use, Subdivision and Procedure Regulation, which is administered by
the ALC, notes that this use could be permitted outright if its development footprint was kept
compact, as stated in Part 2(3) Permitted Uses For Land In An Agricultural Land Reserve:
The following land uses are permitted in an agricultural land reserve... :
(1) (m) telecommunications equipment, buildings and installations as long as the area
occupied by the equipment, buildings and installations does not exceed 100 m2 for
each parcel;
This regulation indicates that a telecommunications facility could be permitted outright if its total
footprint remained within 100m2 in area. However, in a telephone conversation with an ALC
representative, it was confirmed that the ALC would prefer to have some input into the siting of these
uses so as to minimize their agricultural impacts. It was also suggested that the cumulative total
footprint (access, equipment compound, guy wires) of these uses generally exceeds this prescribed
minimum. Therefore, the ALC's preference is that these proposals be forwarded as an application.
This proposal shows a development footprint of about 100m2, plus approximately 430m2 for access.
f) Citizen/Customer Implications:
At the proposed location, the applicant has provided consultation to affected property owners within
a radius of 300m. A summary of the correspondence received through the public consultation was
provided to the District of Maple Ridge. Surrounding neighbours are concerned that the cell phone
tower will impact their property value, will be unattractive to look at and is proposed to be located
adjacent to future residential use.
The subject property is located within the ALR, is designated Agricultural and this designation is not
expected to change. The current designation for the surrounding properties is Agricultural; however
most of these properties have been removed from the ALR and the future designation is unknown.
This adjacent area is currently under review through the Commercial/Industrial strategy and Council
directed that the area be evaluated to determine it feasibility for employment use.
g) Interdepartmental Implications:
The Licences, Permits, and Bylaws Department will be involved at the Building Permit stage.
h) Alternatives:
Council has the option of not authorizing this application to proceed to the ALC, in which case the
applicant would have the option of ensuring the development proposal size remained within the 100
m2 maximum footprint as prescribed in the Agricultural Land Reserve Use, Subdivision and
Procedure Regulation or appealing to the federal government to intervene in a dispute resolution
process.
-4-
CONCLUSION:
This application for a non-farm use complies with the direction as given by the ALC for the installation
of wireless telephone facilities. Community notification has been provided, and a summary of the
comments were provided to the District of Maple Ridge. Council is recommended to authorize
forwarding this application to the ALC for their consideration.
"Original signed by Michelle Baski"
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by Jim Rule"
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Site Plan and Elevation
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MAPLE RIDGE
MAPLE RIDGE
District of `Ir,-
V
1
British Columbia
FINANCE DEPARTMENT
Langley r
DATE: Nov 22, 2013 FILE: 2013 -111 -AL BY: PC
_ - °s
FRASER R. ��\
APPENDIX B
TRUE NORTH ARROW
SHOWN ON THIS DRAWING
IS APPROXIMATE ONLY
AND MUST BE VERIFIED
EXISTING POLE &
TRANSFORMER
15.05m(GROUND)
25.39m(TOP)
TAG
2234 4914 01166
370 089 59J0
EXISTING POLE & LIGHT
15.56m(GROUND)
25.97m(TOP)
TAG
2234 4914 01166
356 089 81
6
PLAN 13094
EXISTING POLE &
TRANSFORMER
& LIGHT
16.13m(GROUND)
26.37m(TOP)
(NO TAG)
128 AVENUE
EXISTING POLE
15.84m(GROUND)
27.63m(TOP)
TAG
208 5569
90•__�
48.372
7
PLAN 5467
0 SITE PLAN
1500
0 15m 30m
90'43'30'y
218.557
43
PLAN 30199
EXISTING POLE
& TRANSFORMER
16.45m(GROUND)
28.28m(TOP)
TAG
208 5573
NE 1/4 SECTION 20 TOWNSHIP 12
60m
I
9170.3070'43'30"
EXISTING PROPERTY EXISTING ADJACENT
PROPERTY LINE TYP
PARCEL A
(REFERENCE PLAN 8148)
PLAN 5467
43
PLAN 30199
232 STREET
NOTES:
I. SITE PLAN INFORMATION WAS OBTAINED FROM A
SURVEY PREPARED BY MCELHANNEY ASSOCIATES LAND
SURVEYING LTD. DATED NOVEMBER 27, 2012 AND SITE
MEASUREMENTS TAKEN BY TRK ENGINEERING LTD. ON
OCTOBER 25. 2012.
REVISED PER TELUS
RM
MAY 09/14
REVISED PER TELUS
RM
MAY 07/14
REVISED PER TELUS
RM
SEP 09/13
SURVEY ADDED
RM
NOV 28/12
REVISED PER TELUS
RM
NOV 16/12
A
ISSUED FOR REVIEW
RM
NOV 6/12
REV.
DESCRIPTION
BY
DATE
CLIENT:
K #201-17668 66TH AVE
gSURREY, BC V3S 7X1
TEL (604) 574-6432
FAX: (604) 574-6431
ENGINEERING EMAIL: mail@trkeng.com
WEB: www. trkeng.com
PROJECT:
BC 1520
MAPLE RIDGE 232 ST/I 28 AVE
23154 I28Th AVE
MAPLE RIDGE BRITISH COLUMBIA
DRAWING TITLE:
SITE PLAN
SCALE: AS NOTED
CHECK BY: R.M.
DRAWN BY: L.W.
DATE: NOV 6/12
CAD FILE:
1210-201A2
PROJECT NUMBER:
1210-201
DRAWING NO.
A
TRUE NORTH ARROW
SHOWN ON THIS DRAWING
IS APPROXIMATE ONLY
AND MUST BE VERIFIED
SANITARY
MANHOLE
RIM=15.83m
SANITARY
MANHOLE
RIM -15.98m
128 AVENUE
,—¢ ROAD
EDGE OF PAYE ENT
EXISTING BARBED
WIRE FENCE
EXISTING TREE, TYP.
8
PLAN 13094
TELUS INSTALLATION.
REFER TO A-4 FOR
COMPOUND LAYOUT
EXISTING
WATER LEVEL
M i
POLE
TRANSFORMER
& LIGHT
16.13m(GROUND)
26.37m(TOP)
(NO TAG)
POLE &
TRANSFORMER
16.45m(GROUND)
28.28m(TOP)
TAG
208 5573
Isjar
90'43130"
POLE BARB vnRc FENCE
218.557 —
15.84m(GROUND)
27.63m(TOP)
TAG 208 5569
CULVERT
TELUS 4.0m WIDE
GRAVEL ACCESS ROAD
f!,1of5q?
/CULVERT 5emr.
Orn
____Ixvver=i�.aim
\_1_I /'w' 1
O I b
11 I I
Tu
i
I EXISTING ADJACENT
II L____J I i PROPERTY LINE, TSR
�%1 '1---'------41.14°.+--
1---, 90'43_30_ _ _ 1
48.372_,x - - _I _
NE 1/4 SECTION 20 TOWNSHIP 12
43
PLAN 30199
L%IE, TS PROPERTY
LINE. TP.
7
PLAN 5467
1 ENLARGED SITE PLAN
600
0 3m 6m 12m
EXISTING HOUSE
EXISTING SHED �I
-0-
- _
170.307 — —
PARCEL A
(REFERENCE PLAN 8148)
PLAN 5467
NOTES:
I. SITE PLAN INFORMATION WAS OBTAINED FROM A
SURVEY PREPARED BY MCELHANNEY ASSOCIATES LAND
SURVEYING LTD. DATED NOVEMBER 27, 2012 AND SITE
MEASUREMENTS TAKEN BY TRK ENGINEERING LTD. ON
OCTOBER 25, 2012.
REVISED PER TELUS
RM
MAY 09/14
REVISED PER TELUS
RM
MAY 07/14
REVISED PER TELUS
RM
SEP 09/13
SURVEY ADDED
RM
NOV 28/12
REV.
DESCRIPTION
BY
DATE
CLIENT:
K #201-17668 66TH AVE
gSURREY, BC V3S 7X1
TEL (604) 574-6432
FAX (604) 574-6431
ENGINEERING EMAIL: mail@trkeng.com
WEB: www. trkeng.com
PROJECT:
BCI520
MAPLE RIDGE 232 ST/I 28 AVE
23154 I 28Th AVE
MAPLE RIDGE BRITISH COLUMBIA
DRAWING TITLE:
ENLARGED SITE PLAN
SCALE: AS NOTED
CHECK BY: R.M.
DRAWN BY: L.W.
DATE: NOV 6/12
CAD FILE:
1210-201A3
PROJECT NUMBER:
1210-201
DRAWING N0.
A
TRUE NORTH ARROW
SHOWN ON THIS DRAWING
IS APPROXIMATE ONLY
AND MUST BE VERIFIED
:EXISTING..
-TREE, .TYP
TELUS GRAVEL J
(PARKING/TURNAROUND /
TELUS 7.5KW
GENERATOR ON
CONCRETE PAD
I �
L
FUTURE ROGERS
LEASE SPACE
2.0x4.Om
AN.LS
MON OT./
ANTENNAS NOT SHOWN FOR
RRNTO A-5
FOR
ANTENNA ANTENNANA LAYOUT —
WASHED CRUSHED
STONE COMPOUND J
�SURFACE SLOPED
AT 2% TO PROVIDE
POSITIVE DRAINAGE r--1
L
TELUS WAVEGUIDE
BRIDGE
10000 \ J
MONOPOLE FOUNDATION
BELOW GRADE
3 5
3500mm DOUBLE SWING
GATE, TYP. OF 2
102x152mm P.T. TIMBER
BETWEEN GATE POSTS TO
RETAIN WASHED CRUSHED
STONE IN COMPOUND, TYP.
TELUS PROPANE TANK
ENCLOSURE C/W (2)
PROPANE TANKS
1828mm HIGH
CHAINLINK FENCE C/W
BARBED WIRE TOP
102x152mm P.T. TIMBER
ALONG SIDES OF COMPOUND
TO RETAIN WASHED CRUSHED
STONE IN COMPOUND
7.5m REAR YARD SETBACK
EXISTING PROPERTY
LINE, TYP.
5681
11 COMPOUND LAYOUT
1:100
0 1m 2m
4m
NOTES:
I. COMPOUND LAYOUT INFORMATION WAS OBTAINED FROM
A SURVEY PREPARED BY MCELHANNEY ASSOCIATES
LAND SURVEYING LTD. DATED NOVEMBER 27, 2012
AND SITE MEASUREMENTS TAKEN BY TRK ENGINEERING
LTD. ON OCTOBER 25. 2012.
REVISED PER TELUS
RM
MAY 09/14
REVISED PER TELUS
RM
MAY 07/14
REVISED PER TELUS
RM
SEP 09/13
SURVEY ADDED
RM
NOV 28/12
REVISED PER TELUS
RM
NOV 16/12
A
ISSUED FOR REVIEW
RM
NOV 6/12
REV.
DESCRIPTION
BY
DATE
CLIENT:
K 6201-17668 66TH AVE
gSURREY, BC V3S 7X1
TEL (604) 574-6432
FAX: (604) 574-6431
ENGINEERING EMAIL: mail@trkeng.com
WEB: www.trkeng.com
PROJECT:
BC1520
MAPLE RIDGE 232 ST/1 28 AVE
23154 128Th AVE
MAPLE RIDGE BRITISH COLUMBIA
DRAWING TITLE:
COMPOUND LAYOUT
SCALE: AS NOTED
CHECK BY: R.M.
DRAWN BY: L.W.
DATE: NOV 6/12
CAD FILE:
1210-201A4
PROJECT NUMBER:
1210-201
DRAWING NO.
A
T.O. MONOPOLE
45.092 A.G.L.
TELUS PANEL
ANTENNA RAD CENTER
343.892 A.G.L.
FUTURE ROGERS PANEL
ANTENNA RAD CENTER
341.691 A.G.L.
FUTURE TELUS PANEL
ANTENNA RAD CENTER
±39.292 A.G.L.
FUTURE ROGERS PANEL
ANTENNA RAD CENTER
±36. 7662 A.G.L.
ROGERS MICROWAVE
ANTENNA RAD CENTER
334.192 A.G.L.
45.0m MONOPOLE
LIGHTNING ROD
TELUS PANEL ANTENNA,
TYP. OF 3 PER SECTOR
TELUS RRU, TYP.
OF 9 PER SECTOR
-`FUTURE ROGERS PANEL
ANTENNA, TYP. OF 3 PER
SECTOR
FUTURE ROGERS RRU,
TYP. OF 9 PER SECTOR
FUTURE TELUS PANEL
ANTENNA, TYP. OF 3
PER SECTOR
FUTURE TELUS RRU,
TYP. OF 9 PER SECTOR
FUTURE ROGERS PANEL
ANTENNA, TYP. OF 3 PER
SECTOR
FUTURE ROGERS RRU,
TYP. OF 9 PER SECTOR
FUTURE TELUS
MICROWAVE ANTENNA
11111llllllllllllllldll
1 NORTH ELEVATION
1: 250
0 2.592 592 1092
I I I
TRUE NORTH ARROW
SHOWN ON THIS DRAWING
IS APPROXIMATE ONLY
AND MUST BE VERIFIED
SECTOR 1
AZIMUTH T.B.D.
TELUS RRU, TYP.
OF 9 PER SECTOR
TELUS PANEL
ANTENNA, TYP. OF
3 PER SECTOR
SECTOR 3
AZIMUTH T.B.D.
3 ANTENNA LAYOUT
1:80
0 B00 1.692 3.292
Km., iii I
SECTOR 2
AZIMUTH T.B.D.
TELUS 3658mmx4878mm
SHELTER
TELUS PROPANE TANK
ENCLOSURE C/W (2)
PROPANE TANKS
18289292 HIGH
CHAIN LINK FENCE C/W
BARBED WIRE TOP
TELUS WAVEGUIDE BRIDGE
TELUS 7.5KW
GENERATOR ON
CONCRETE PAD
45.0m MONOPOLE
3500mm DOUBLE SWING
GATE, TYP. OF 2
2 PARTIAL NORTH ELEVATION
1180
3 2.92
I
0 800 1.661
I
NOTES:
1. ELEVATION IS DIAGRAMMATIC ONLY.
2. IF REQUIRED, PROVIDE OBSTRUCTION LIGHTING AND
PAINTING IN ACCORDANCE WITH TRANSPORT CANADA
REQUIREMENTS.
REVISED PER TELUS
RM
MAY 09/14
REVISED PER TELUS
RM
MAY 07/14
REVISED PER TELUS
RM
SEP 09/13
SURVEY ADDED
RM
NOV 28/12
REVISED PER TELUS
RM
NOV 16/12
A
ISSUED FOR REVIEW
RM
NOV 6/12
REV.
DESCRIPTION
BY
DATE
CLIENT:
K#201-17688 66TH AVE
SURREY, BC V3S 7X1
TEL: (604) 574-6432
FAX: (604) 574-6431
ENGINEERING EMAIL: mail®trkeng.com
WEB: www. trkeng.com
PROJECT:
BC 1520
MAPLE RIDGE 232 ST/I 28 AVE
23154 I 28Th AVE
MAPLE RIDGE BRITISH COLUMBIA
DRAWING TITLE:
NORTh ELEVATION AND
ANTENNA LAYOUT
SCALE: AS NOTED
CHECK BY: R.M.
DRAWN BY: L.W.
DATE: NOV 6/12
CAD FILE:
1210-201A5
PROJECT NUMBER:
1210-201
DRAWING N0.
A
MAPLE RIDGE
9n[i.h eosY«es
u^rn .10.)12
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014
and Members of Council FILE NO: 2014-024-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7081- 2014
24990 110 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property, located at 24990 110
Avenue, from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban (Medium Density)
Residential). The applicant intends to choose the Density Bonus option within the RS -lb (One Family
Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family
lot sizes of 371 m2. The required amenity fee of $3,100.00 per lot less than 557 m2 will be
collected by the Approving Officer at the subdivision approval stage. An Official Community Plan
(OCP) amendment is also proposed to correct an anomaly with the mapping. The amendment is
considered administrative in nature and is supportable. To proceed further with this application
additional information is required as outlined below.
RECOMMENDATIONS:
1. In respect of Section 879 of the Local Government Act, requirement for consultation during
the development or amendment of an Official Community Plan, Council must consider
whether consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in
the case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
2. And in that regard it is recommended that no additional consultation be required in respect
of this matter beyond the early posting of the proposed Official Community Plan
amendments on the District's website, together with an invitation to the public to comment;
3. That Zone Amending Bylaw No. 7081-2014 be given first reading; and
4. That the applicant provides further information as described on Schedule A and B of the
Development Procedures Bylaw No. 5879 - 1999, along with information required for a
Subdivision application
1102
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Elizabeth Ouwehand
Elizabeth Ouwehand
Lot: 2, Section: 11, Township: 12, Plan: New Westminster
District Plan 84254
Low/Medium Density Residential, and Suburban Residential
(2%)
RS -3 (One Family Rural Residential)
RS -lb (One Family Urban (Medium Density) Residential)
RS -3 (One Family Rural Residential)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Single Family Residential
RS -3 (One Family Rural Residential)
Low/ Medium Density Residential
Single Family Residential
RS -3 (One Family Rural Residential)
Low / Medium Density Residential
Single Family Residential
RS -3 (One Family Rural Residential)
Low / Medium Density Residential
Single Family Residential
RS -3 (One Family Rural Residential)
Low / Medium Density Residential
Single Family Residential
Single Family Residential
1.274 ha (3.15 acres)
Extension of 109 Avenue
Urban Standard
The subject property is located within the Albion Area Plan, and has single family residential lots
located to the north, west, and east. The property to the south has a single family residential lot that
is under application (2012-109-RZ) at second reading, to be rezoned from RS -3 (One Family Rural
Residential) to RS -1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into thirteen lots. The single family house on the northern part of the subject property will remain as
a large remnant parcel (see Appendix C), and will remain RS -3 (One Family Rural Residential) zoned.
-2-
The site appears to be relatively flat with some vegetation on the southern half of the subject
property, as well along the western perimeter.
c) Project Description:
The applicant has requested to rezone most of the subject property from RS -3 (One Family Rural
Residential) to RS -1b (One Family Urban (Medium Density) Residential) with a Density Bonus, in
accordance with the Community Amenity Program. The Community Amenity Program is detailed in
Zone Amending Bylaw No. 6996 - 2013, which will permit the following:
For the RS -1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS -1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS -lb (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of five R-1 (Residential District) sized lots along the southern
portion of the subject property, and one large remnant lot with the existing house. The five R-1 lots
will amount to an Amenity Contribution of approximately $15,500.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision. The remainder of
the lands, approximately 0.921 ha (2.28 acres), will retain the existing RS -3 (One Family Rural
Residential) zoning and will remain a single lot as municipal services cannot be provided to these
lands at this time. Major infrastructure improvements are required before sanitary sewer and water
service can be extended beyond the proposed subdivision on the southern portion of the property.
An existing dwelling on the northern portion of the lands will be retained.
At this time the current application has been assessed to determine its compliance with the OCP and
provide a land use assessment only. Detailed review and comments will need to be made once full
application packages have been received. A more detailed analysis and a further report will be
required prior to second reading. Such assessment may impact proposed lot boundaries and yields,
OCP designations and Bylaw particulars, and may require application for further development
permits.
d) Planning Analysis:
Official Community Plan:
The bulk of the subject property is located within the Albion Area Plan and is currently designated
Low -Medium Density Residential (98%), and a small portion is designated Suburban Residential
-3-
(2%) in the OCP. Currently, the Urban Area Boundary bisects a small corner of the subject property
such that the property is not entirely within the urban area.
Metro Vancouver staff have confirmed that the subject property is 100% within the Regions Urban
Containment Boundary, as well as the Fraser Sewer area and can develop without obtaining any
Regional approvals. Upon closer inspection it would appear that the 2% of the site designated
Suburban Residential, and outside of the Urban Area Boundary, should in fact be 100% within the
OCP's Urban Area Boundary. A review of historic records illustrates that the 1989 OCP placed 100%
of the subject property in the Urban Area Boundary. It appears that over time the line has
encroached upon the subject property, possibly due to an error in digitizing. Based on this, an OCP
amendment would be prepared to facilitate a minor administrative boundary adjustment to realign
the Urban Area Boundary with the Regional Growth Strategy.
The application is in compliance with the OCP Amending Bylaw No 6995 - 2013, that establishes
the Community Amenity Program, and in compliance with the Zoning Amending Bylaw No. 6996 -
2013, that permits a Density Bonus option in the Residential Low -Medium Density designation in the
Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as
discussed above in the Project Description.
Zoning Bylaw:
The current application proposes to rezone a portion of the property located at 24990 110 Avenue
from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban (Medium Density) with a
Density Bonus (see Appendix C), to permit future subdivision into approximately six single family lots.
The proposed OCP amendment will facilitate the rezoning of the southern corner of the subject
property to RS -lb (One Family Urban (Medium Density) Residential).
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS -1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above.
Any variations from the requirements of the Density Bonus zone of R-1 (Residential District) for lots
less than 557 m2 or from the requirements of the RS -1b (One Family Urban (Medium Density)
Residential) zone for lots greater than 557 m2 will require a Development Variance Permit
application.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is required for this application because an OCP amendment is
proposed. Prior to second reading the applicant is required to host a Development Information
Meeting in accordance with Council Policy 6.20.
-4-
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Licenses, Permits & Bylaws;
d) Fire Department;
e) School District; and
f) Canada Post
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will
take place between first and second reading.
f) Early and Ongoing Consultation
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District's website, together with an invitation to the
public to comment.
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. An OCP Application
2. A complete Rezoning Application (Schedule B); and
3. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is largely in compliance with the OCP, although a minor administrative
amendment is required to align the Urban Area Boundary with the Regions Urban Containment
Boundary, as well to reflect the historic designation of the property. It is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
-5-
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
"Original signed by Adam Rieu"
Prepared by: Adam Rieu
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
"Original signed by Jim Rule"
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 7081- 2014
Appendix C - Proposed Subdivision Plan
-6-
17
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DATE: Apr 4, 2014 FILE: 2014-024-RZ BY: PC
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7081-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7081-2014."
2. That parcel or tract of land and premises known and described as:
Lot 2 Section 11 Township 12 New Westminster District Plan 84254
and outlined in heavy black line on Map No. 1617 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
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RW 28597
MAPLE RIDGE ZONE AMENDING
Bylaw No. 7081-2014
Map No. 1617
From: RS -3 (One Family Rural Residential)
To: RS -1b (One Family Urban (Medium Density) Residential)
0.0\
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26
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APPENDIX C
24990110TH AVENUE (5 LOT SUBDIVISION)
Lot 2, Section 11, Township 12 New Westminster District Plan 84254
EXISTING ZONING 00-3 RURAL SINGLE FAMILY RESIDENTIAL
PROPOSED REZONING RS -1b ONE FAMILY RESIDENTIAL
GROSS SITE AREA 137,173 SF ( 12,743.6 m2)
28 NOTE:
N811340! 1. Final dimensions and site areae are to be confirmed by surveyor.
2. Survey Infommtlon based on survey dated October 8, 2007 by Wade S Associates Land Surveying Ltd., and
_— received by Integra Architecture Inc. February 6, 2014.
ROAD
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FOmayts,2014
Preliminary
A-1.000
1AMLE RIDGE
enr.n emY«.s
u^rn .10.)12
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014
and Members of Council FILE NO: 2014-039-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7089-2014
12040 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS -3 (One Family Rural
Residential) to C-2 (Community Commercial).
The subject site (Appendix A) is currently designated "Estate Suburban Residential" similar to the
northern properties in the vicinity. For the proposed development, the following Official Community
Plan amendments are required:
1. To include the subject site within the Urban Area Boundary (Schedule B);
2. To re -designate the subject site from "Estate Suburban Residential" to "Commercial"
(Schedule B); and
3. To amend Schedule B and C to designate conservation lands around the watercourse.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with a notification to the ALC and an invitation to the public to comment,
and;
That Zone Amending Bylaw No.7089-2014 (Appendix B) be given first reading; and
That the applicant provide further information as described on Schedules A, C, D and F of the
Development Procedures Bylaw No. 5879 - 1999.
1103
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use:
Zone:
Designation:
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Pivotal Development Consultants Ltd.
0793619 BC LTD.
Lot: 20, Section: 22, Township: 12, Plan: NWP25968;
PID: 008-833-290
Estate Suburban Residential
Commercial
RS -3 (One Family Rural Residential)
C-2 (Community Commercial)
Single Family Residential
RS -3 (One Family Rural Residential)
Estate Suburban Residential
Commercial
CS -1 (Service Commercial)
Commercial
Single Family Residential
RS -3 (One Family Rural Residential)
Agricultural (100% in the ALR)
Commercial Retail (Cooper's Food Store) and Restaurant with a
drive through
C-2 (Community Commercial)
Commercial
Single Family Residential
Commercial
0.607 Hectares (1.49 acres)
240th Street
Urban Standard
b) Site and Project Characteristics:
The subject site (Appendix A) is located on the east side of 240th Street, north of Dewdney Trunk
Road, just outside the District's Urban Area Boundary. A watercourse impacts the northern boundary
of the site. The development site is designated "General Urban" and is within the Urban Containment
area in the Regional Growth Strategy. The site is also within the Greater Vancouver Sewerage and
Drainage District's Fraser Sewer Area so it is serviced with the municipal sanitary sewer. The site is
bounded by retail commercial/restaurant use on the west; a gas station and food mart on the south;
residential use on the north and ALR lands on the east. The site is also in close proximity to ALR
lands in the south-east corner of 240th Street and Dewdney Trunk Road.
The proposal is to rezone the subject site to C-2 (Community Commercial) to permit the future
construction of a commercial building. The design details of this building will be discussed in the
second reading report.
-2-
The subject site was identified as a potentially environmentally contaminated site due to previous
uses (former vehicle maintenance works) on the adjacent site on the south (i.e. 24009 Dewdney
Trunk Road). In 2013, a stage 1 and 2 Environmental Assessment report done for the site concluded
that the subject site was free of any hydrocarbon and heavy metal contamination from the adjacent
site. In view of this, the subject site was deemed in compliance with the applicable standards and
safe for future development approvals.
The subject site is not located in or near a known archeological resource according to Provincial or
local records. At this time the current application has been assessed to determine its compliance
with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and
comments will need to be made once full application packages have been received. A more detailed
analysis will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
c) Planning Analysis:
Official Community Plan:
The subject site (Appendix A) is designated "Estate Suburban" in the Official Community Plan. It also
is part of the Community Commercial Node (i.e. Dewdney Trunk Road and 240th Street). OCP Chapter
6 Employment, Section 6.3.5 Community Commercial Node, outlines the establishment of
commercial nodes throughout the District that provide a range of services for several
neighbourhoods and also serving as a focus for the immediate community.
Policy 6-26 of the Official Community Plan states:
Maple Ridge will promote the development of Community Commercial Nodes to
serve the commercial needs of emerging neighbourhoods.
Policy 6-27 of the Official Community Plan states:
The Community Commercial Nodes are located within the Urban Area Boundary and
are identified on Figure 2. The nodes are centred at the intersection of Dewdney
Trunk Road and 240th Street, 233nd Street, and 216th Street, with residential
developments interspersed between.
Policy 6-28 of the Official Community Plan states:
Total commercial space within each Community Commercial Node is typically less
than 7,000 m2 (75,350 ft2) although it is recognized that over time they may expand
to 9,290 m2 (100,000 ft2) in area.
Policy 6-29 of the Official Community Plan states:
Commercial and Mixed Use Developments within an identified Community Node
must be designed to be compatible with the surrounding area and will be evaluated
against the following:
a) adherence to additional design criteria as detailed in the Section 8 Development
Permit Guidelines section of the Official Community Plan;
b) required commercial use of mixed use component along the street frontage,
within 100 metres from the intersection;
-3-
c) continuity of commercial or mixed use from the intersection; and
d) the ability of the existing infrastructure to support the new development.
The policies stated above outline the locations, size range and compatibility criteria for commercial
and mixed use developments within any Community Commercial Nodes in the District, including the
surrounding neighbourhood of the subject site. Specific to this site, there are three sites zoned and
designated commercial surrounding the development site, which will need to be considered for the
cumulative maximum commercial area permitted at this community commercial node. For the
subject node, the approximate existing cumulative commercial area for the three surrounding
commercial properties (i.e. 23981, 23988 and 24009 Dewdney Trunk Road) is less than 4,000 m2
(43,005 ft2). For the subject site, based on the C-2 zoning regulations it is estimated that the
proposed commercial building is not likely to exceed 1800 m2 (19,375 ft2). In other words, the
cumulative total of the existing and proposed commercial uses at this node are anticipated to
remain less than 7000 m2 (75,350 ft2), which is the lower limit indicated in the OCP Policy 6-28
above. It should be noted that details of the exact commercial area on the subject site will depend
on the net lot area (after dedication of conservation area), the required ALR buffer on the east and
satisfying the on-site parking for the subject site. The proposed commercial building design details
will be discussed in the second reading report.
Given that the OCP provides for a commercial and mixed-use development, a second floor (either
rental residential or commercial use) will be encouraged.
Commercial and Industrial Strategy:
In November 2012, Council received the draft Commercial and Industrial Strategy for input and
discussion. The Strategy divides the intersection of Dewdney Trunk Road and 240th Street into two
main sub -areas. These sub -areas are "North" and "Core East", located on the North and South sides
of Dewdney Trunk Road. On this basis, the subject property is located in the "North" sub -area, along
with the Cooper's site. Current commercial supply in this sub -area is calculated at 56,000 ft2.
Projected consumer demand will be in the range of 84,000 ft2.
Detailed development statistics of the proposed development will be prepared for Council's review,
with the second reading report. However it appears clear this application with the additional
commercial development it proposes aligns with the above noted Official Community Plan policies in
Section 6.3.5.
Council is still in the process of reviewing the "Commercial and Industrial Strategy" and its
implications. There will be some changes to the Official Community Plan policies arising from this
work. However, it appears that this application is consistent with recommendations contained within
the Strategy and the overall direction of the Official Community Plan.
Metro Vancouver Urban Containment Boundary:
The subject site is identified as "General Urban" and is within the Metro Vancouver Urban
Containment Boundary. The site is also within the Greater Vancouver Sewerage and Drainage
District's Fraser Sewer Area so it is serviced with the municipal sanitary sewer. The site is currently
designated "Estate Suburban Residential" similar to the northern properties along 240th Street and
lies outside the District's Urban Area Boundary (UAB), so an OCP amendment is required. The OCP
amendment to include the subject site within the Urban Area Boundary will align "Schedule B" of the
Official Community Plan with the Regional land use designation identified in the Regional Context
Statement. An OCP amendment to change the land use designation to "Commercial" is supportable
based on the OCP Policies stated above and the Regional Growth Strategy.
-4-
ALR interface:
Policy 6-10(b) of the Official Community Plan states:
Maple Ridge will strive to maintain its agricultural land base in Maple Ridge by
respecting the integrity of the Urban Area Boundary by establishing a distinct
separation between rural and urban designated areas; and
Policy 6-12(b) of the Official Community Plan states:
Maple Ridge will protect the productivity of its agricultural land by requiring
Agricultural Impact Assessments (AIAs) and Groundwater Impact Assessment of non-
farm development and infrastructure projects and identifying measures to off -set
impacts on agricultural capability.
Based on the geographical location of the subject site, an Agricultural Impact Assessment (AIA)
report will be required prior to Second Reading. To mitigate any negative impact on neighbouring
agricultural property on the east (24079 Dewdney Trunk Road) a suitable agricultural buffer will be
required on the subject site.
To support this application, an OCP amendment to Schedules B and C will be required as described
in this report. Details of the OCP amending bylaw will accompany the future second reading report
for Council consideration.
Zoning Bylaw:
The current application proposes to rezone the property located at 12040 240 Street from RS -3
(One Family Rural Residential) to C-2 (Community Commercial) to permit the future construction of a
commercial building. The details of the proposed building size and design are expected between first
and second reading and will be included in a future Council report.
The proposed zone restricts the maximum lot coverage of all the buildings to 70% of the lot size and
the building height to 7.5 metres. In addition to this, the proposed zone limits the second storey to
be a maximum of 50% of the gross floor area of the first storey. The proposed zone also requires a
minimum rear yard setback of 6.0 metres and a front yard setback of 3.0 metres.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application. This will be assessed prior to Second Reading.
Development Permits:
Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to
address the current proposal's compatibility with adjacent development, and to enhance the unique
character of the community.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas. An environmental assessment of the site will be required by a Qualified Environmental
Professional. Both the above stated Development Permit applications will be required prior to
proceeding with second reading.
-5-
Advisory Design Panel:
A Commercial Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department; and
e) School District.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District's website, together with a notification to
the ALC and an invitation to the public to comment.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Commercial Development Permit Application (Schedule D); and
4. A Water Course Development Permit Application (Schedule F).
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
-6-
CONCLUSION:
The development proposal can be supported based on the policies of the OCP and the
recommendations in the draft "Commercial and Industrial Strategy" as described in this report. The
subject site is also identified as "General Urban" within the Metro Vancouver Urban Containment
Boundary and is within the Greater Vancouver Sewerage and Drainage District's Fraser Sewer Area
so it is serviced with municipal sanitary sewer. The OCP policies (Policies 6-26 through 6-29)
outlining the locations, size range and compatibility criteria for commercial and mixed use
developments at a Community Commercial Node are being met. The future commercial building on
the subject site along with the neighbouring commercial uses, will contribute towards the total
commercial area serving this node.
Justification has been provided to support an OCP amendment (Schedules B and C) to include the
subject site within the Urban Area Boundary; re -designate it to "Commercial" and adjust the
conservation boundary around the watercourse. It is, therefore, recommended that Council grant
first Reading subject to additional information being provided and assessed prior to Second Reading.
It should be noted that support for the requested commercial land use site does not include support
for a specific type or density of commercial development. The applicant has clarified that the owner
would like to propose a fully commercial building and the proposal will comply with the C-2 zoning
requirements. The form and character of the commercial building will be discussed in the second
reading report. The proposed layout has not been reviewed in relation to the relevant bylaws and
regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary
and must be approved by the District of Maple Ridge's Approving Officer.
"Original signed by Rasika Acharya"
Prepared by. Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP
Planner
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
"Original signed by Jim Rule"
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw No. 7089-2014
-7-
APPENDIX A
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DATE: May 15, 2014 2014-039-RZ BY: JV
FRASER R.
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7089-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7089-2014."
2. That parcel or tract of land and premises known and described as:
Lot 20 Section 22 Township 12 New Westminster District PIan25968
and outlined in heavy black line on Map No. 1619, a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of
READ a second time the day of
PUBLIC HEARING held the day of
READ a third time the day of
ADOPTED, the day of , 20
,2014
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PRESIDING MEMBER CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 7089-2014
Map No. 1619
From: RS -3 (One Family Rural Residential)
To: C-2 (Community Commercial)
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SCALE 1:2,500
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— — Urban Area Boundary
MAPLE RIDGE
British Columbia
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014
and Members of Council FILE NO: 2013-105-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 and
Second Reading
Maple Ridge Zone Amending Bylaw No.7O47-2013
12162 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property (Appendix A) from RS -3 (One Family
Rural Residential) to P-1 (Park and School) to facilitate the expansion of the existing Meadowridge
School at 12224 24Ot" Street. The existing single family house on the subject site is currently being
used by the school for uniform storage. At this time there are no new buildings proposed on the
subject site. The current OCP designation for the subject site is "Estate Suburban Residential". An
OCP amendment is required to re -designate it as "Institutional".
This application received first reading for Zone Amending Bylaw No. 7047-2013 on January 14,
2014.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7073-2014 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7073-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 as identified in
Appendix B, be given first and second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 7047-2013 as identified in Appendix C
attached to this report, be given second reading, and be forwarded to Public Hearing; and
1104
6. That the following terms and conditions be met prior to Final Reading.
i. Amendment to Official Community Plan Schedule "B";
ii. Road dedication as required;
iii. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
iv. Release of the Restrictive Covenant which caps school enrollment at 600 students;
v. An Engineer's certification that adequate water quantity for domestic and fire
protection purposes can be provided;
vi. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations; and
vii. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Don Hincks
Meadowridge School Society
Legal Description: South Half Lot 8; Section: 22, Township: 12, Plan: NWP5317;
PID: 011-152-745
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Estate Suburban Residential
Institutional
RS -3 (One Family Rural Residential)
P-1 (Park and School)
Surrounding Uses:
North: Use: Existing Meadowridge School
Zone: P-1 (Park and School)
Designation: Agricultural (94%) within the Agricultural Land Reserve
and Institutional (6%)
South:
Use:
Zone:
Single Family Suburban Residential
RS -3 (One Family Rural Residential)
-2-
East:
Designation:
Use:
Zone:
Designation:
West Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
b) Site and Project Description:
Estate Suburban Residential
Meadowridge School
P-1 (Park and School)
Agricultural (94%) within the Agricultural Land Reserve
and Institutional (6%)
240th Street and One Family Urban Residential
RS -lb (One Family Urban Residential)
Urban Residential
Vacant Single Family House used for storage by the
Meadowridge School
Meadowridge School Uniform Shop using the existing structure
0.403 Hectares ( 1 acre)
240th Street
Urban Standard
2013 -105 -SD
The subject site (Appendix A), east of Abernethy Way and 240th Street hosts a vacant single family
house, used as storage facility by the existing Meadowridge School. The existing Meadowridge
School at 12224 240th Street is situated on a 6.6 hectare (16.3 acres) site that is 94% within the
Agricultural Land Reserve (ALR). The proposal through this rezoning application is to amalgamate
the subject site into the existing school site to facilitate future expansion of the school, provide
accessory parking use and use the existing single family house as a uniform shop for the school.
This existing school facility at 12224 240th Street has a history of applications and successive
growth. The Meadowridge School site has experienced significant incremental growth since it
originated and has been the subject of several previous applications for non-farm use to the
Agricultural Land Commission. The original school site was approved under application AL/005/89.
The school has since made three applications for non-farm use and consolidation of adjacent
properties (also within the Agricultural Land Reserve). Initially the Agricultural Land Commission
(ALC) in 2005 had approved the proposed expansion by Resolution #39/2006 subject to the
enrollment being limited to 600 students and the construction of a fence along the east and south
property boundaries. A Restrictive Covenant was registered against the property at 12224 240th
Street, to ensure compliance with the conditions of the approval. In 2013, under application 2012-
085 -AL, the ALC approved the proposed expansion by Resolution #262/2013 confirming that there
would be no restriction on student enrollment, if the existing infrastructure, including expansion,
could accommodate more than 800 students. Currently the facility at 12224 240th Street has been
limited by a restrictive covenant which caps enrollment at 600 students. This covenant will need to
be released as a condition of final reading of the subject application. The long term plan for the
school is to possibly construct new buildings on the northern site (i.e. 12266 240th Street) which the
school has acquired, including adding an agricultural curriculum in their plans. This will require
approval from the Agricultural Land Commission (ALC) and is anticipated to be a future non-farm use
application.
-3-
c) Planning Analysis:
Official Community Plan:
The subject site (Appendix A) is currently designated "Estate Suburban Residential". An OCP
amendment is required to re -designate it as "Institutional" to support the proposed amalgamation of
the subject site into the existing school premises. The successful completion of this application will
create a consolidated parcel that is zoned P-1 (Park and School), but split designated Agricultural
and Institutional, after the consolidation is complete. The retention of the Agricultural designation
on portions of the subject site reflects that these portions remain within the Agricultural Land
Reserve (ALR).
This measure is consistent with Policy 6-10 of the Official Community Plan, which states:
Maple Ridge will strive to maintain its agricultural land base in Maple Ridge through the
following mechanisms:
c) designating all lands outside of the Urban Area Boundary that are within the ALR as
Agriculture in the Official Community Plan. Non-farm uses approved by the
Agricultural Land Commission and the District will be permitted on all land
designated Agricultural.
The OCP policy above also notes that all zones for non-farm uses approved by the Agricultural Land
Commission are permitted in the Agricultural designation.
The OCP Policy 4-6 states:
Maple Ridge will work in cooperation with School District No. 42 and other education
providers to anticipate and strategically plan for new educational facilities to support
population growth that arises from new development.
Further, the OCP Policy 4-7 states:
Maple Ridge supports the provision of both public and private education facilities to
serve a broad range of interests, educational needs and age groups.
The Official Community Plan also recognizes the need for institutional facilities throughout the
community, including rural areas, as outlined in Policy 4-35, as follows:
An Institutional use may be considered in rural areas provided that the use, character,
and related programs of the operation respects rural character, is sited to minimize
conflicts with adjacent rural neighbours, and existing on-site services and infrastructure
can support the use.
The applicant has stated an intention to include an agricultural curriculum in their plans, and
include green house structures as part of their expansion plans. On this basis, the location of the
-4-
facility is appropriate to this educational program. The proposed amalgamation of the subject site to
facilitate expansion of the existing Meadowridge School and the required OCP amendment, are
supportable based on the policies stated above.
The Meadowridge School has a history of applications and successive growth over the years. The
Agricultural Land Commission supports the expansion if the existing infrastructure, including
expansion, can accommodate more than 800 students. Engineering Department has confirmed
that a Rezoning Servicing Agreement is not required with the subject application as any servicing
deficiencies will be required prior to approval of the lot line adjustment (subdivision application
2013 -105 -SD). Servicing upgrades to support the school expansion, as required will be outlined in
the Subdivision Servicing Agreement.
Commercial and Industrial Strategy:
Although the school serves the local population, it also serves a regional market as approximately
half its students live outside the Maple Ridge -Pitt Meadows catchment area. The school provides
bus services for its students in Burnaby, Port Moody, Coquitlam, New Westminster, Mission,
Abbotsford, Surrey and Langley.
The expansion of the school will therefore have a positive impact on employment growth within
Maple Ridge. This is consistent with the findings of the draft "Commercial and Industrial Strategy",
as follows:
Predominantly Education jobs grow at the rate of population, but private education is a
growing sector and these institutions can cause jobs to grow at a faster rate than
population growth.
Zoning Bylaw:
The current application proposes to rezone the property located at 12162 240 Street from RS -3
(One Family Rural Residential) to P-1 (Park and School) to facilitate future expansion of the existing
Meadowridge School. Currently there are no new structures proposed on the subject site. In the
future any new buildings proposed on the subject site will need to comply with the regulations under
the P-1 zone and will need to be assessed along with all the structures existing on the school site. It
should be noted that the P-1 zone permits an accessory off-street parking use and one accessory
dwelling unit per lot. The existing single family house (2000 ft2 in size) is anticipated to be retained
and used as a unifrom storage facility. It could also be used as an accessory dwelling unit which is a
permitted use in the P-1 zone. The setback (southern) for the existing house will need to be relaxed
as described below. Due to the anticipated road dedication along 240th Street, the existing fencing
fronting the subject site will need to be removed and relocated, to align with the existing fencing for
the school site.
-5-
Variances to the Zoning Bylaw:
The proposed P-1 zone requires a minimum setback of 7.5 metres from all the property lines. The
existing single family house, meets the maximum lot coverage, maximum height and minimum
setbacks along all the sides except on the south. The existing house is setback around 1.5 metres
from the southern property line. A Development Variance Permit application is required to vary this
setback in the proposed zone. The applicant is aware of this and has no concerns with seeking a
variance. This will be discussed in a future Council report.
Development Information Meeting:
On May 22, 2014 the applicant held a "Development Information Meeting" at the theatre within the
Meadowridge School premises at 12224 240th Street from 7:00 to 9:00 p.m. As per Council Policy
6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local
paper and a notice was attached to the development sign on site. Information regarding the
proposed expansion on the existing school involving amalgamating the subject site was displayed
for the attendees. There were no attendees in this meeting.
d) Environmental Implications:
A Water Course Protection Development permit is not required for the subject site.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has confirmed that a Rezoning Servicing Agreement is not required
with the subject application as any servicing deficiencies will be required prior to approval of the lot
line adjustment (subdivision application 2013 -105 -SD). A cost estimate of $24,870.40 has been
provided to the applicant with details of the anticipated off-site upgrades such as curb, sidewalk,
boulevard treatment and street lighting. The applicant has already submitted the off-site servicing
drawings that are being reviewed by the Engineering Department.
A 3.0 metre road dedication is expected fronting the subject site, to match the property to the north
(i.e. existing school site). Due to the road dedication, the existing fencing and the garden shed
fronting the subject site will need to be removed and relocated.
Fire Department:
The Fire Department has reviewed the proposal and they have no concerns with the proposed
amalgamation of the subject site with the existing Meadowridge School.
-6-
Building Department:
The Building Department has reviewed the proposal and they have no concerns with the proposed
amalgamation of the subject site with the existing Meadowridge School as there are no buildings
proposed at this time.
f) School District Comments:
A referral was sent to School District 42. On May 5, 2014 a response from the School District office
confirmed that this referral was reviewed at the April 30, 2014 School Board Meeting and they had
no concerns.
g) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, to re -designate the subject site as
"Institutional" is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
h) Citizen/Customer Implications:
A Development Information Meeting was conducted on May 22, 2014 where the neighbours had an
opportunity to express their concerns. This along with a future Public Hearing is considered
adequate opportunities for citizens to voice their concerns regarding the proposed development.
CONCLUSION:
Meadowridge School has been supported in its previous proposals for incremental growth by both
the Agricultural Land Commission and by Council. The proposal is in compliance with the policies of
the Official Community Plan as stated in this report. Justification has been provided to support an
Official Community Plan amendment to re -designate the subject site to "Institutional". There are no
buildings proposed on the subject site at this time. A Development Variance permit is required to
vary the existing setback (southern) for the house to be retained. This proposal will align the road
configuration with the existing school site and upgrade any services to support the anticipated
expansion of the school site.
-7-
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7073-2014 (Appendix B); that second reading be given to Maple Ridge Zone
Amending Bylaw No. 7047-2013 (Appendix C), and that application 2013-105-RZ be forwarded to
Public Hearing.
"Original signed by Rasika Acharya"
Prepared by: Rasika Acharya, B -Arch, M -Tech, LEED® AP, MCIP, RPP
Planner
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by Jim Rule"
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - OCP Amending Bylaw No. 7073-2014
Appendix C - Zone Amending Bylaw No. 7047-2013
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MAPLE RIDGE
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DATE: Dec 16, 2013 FILE: 2013-105-RZ BY: PC
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FRASER R.
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7073-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7073-2014"
2. That parcel or tract of land and premises known and described as:
South Half Lot 8 Section 22 Township 12 New Westminster District Plan 5317
and outlined in heavy black line on Map No. 874, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re -designated to "Institutional".
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 hereby amended accordingly.
READ A FIRST TIME the day of , 2014.
READ A SECOND TIME the day of , 2014.
PUBLIC HEARING HELD the day of , 2014.
READ A THIRD TIME the day of , 2014.
RECONSIDERED AND ADOPTED, the day of , 20 .
PRESIDING MEMBER CORPORATE OFFICER
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Bylaw No. 7073--2014
Map No. 874
From: Estate Suburban Residential
To: Institutional
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MAPLE RIDGE
British Columbia
APPENDIX C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7047-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7047-2013."
2. That parcel or tract of land and premises known and described as:
South Half Lot 8 Section 22 Township 12 New Westminster District Plan 5317
and outlined in heavy black line on Map No. 1602 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to P-1 (Park and School).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of January, 2014.
READ a second time the day of , 2024
PUBLIC HEARING held the day of , 2014
READ a third time the day of , 2014
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 7047-2013
Map No. 1602
From: RS -3 (One Family Rural Residential)
To: P-1 (Park and School)
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RIDGE
British Columbia
4
MAPLE RIDGE
$rilish CokumbFa
TO:
FROM:
SUBJECT: Development Variance Permit
24371 112 Avenue
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
MEETING DATE:
FILE NO:
MEETING:
June 9, 2014
2014-002-DVP
CoW
EXECUTIVE SUMMARY:
Development Variance Permit application 2014-002-DVP has been received in conjunction with a
phased subdivision application to permit future subdivision of the subject property, 24371 112
Avenue into 25 residential lots. This is the second phase of a three phase subdivision, which will
create 24 R-1 lots and four RS -lb lots.
This second phase of the subdivision requires variances to reduce the interior side lot line setback of
the R-1 (Residential District) zone on proposed lots 31 through 37, lots 43 through 46, and lots 51
through 54 from 1.2 m to 0.61 m to the garage and 0.46 m to the garage roof projection.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-002-DVP respecting properties
located at 24371 112 Avenue.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
CIPE Homes Inc. BC0864351
CIPE Homes Inc. BC0864351
Lot 1, Section 15, Township 12, NWD Plan 7709, Except Plans
EPP27594 and EPP31277
Low -Medium Density Residential and Conservation
Low -Medium Density Residential and Conservation
RS -lb (One Family Urban (Medium Density) Residential) and
R-1 (Residential District)
RS -lb (One Family Urban (Medium Density) Residential) and
R-1 (Residential District)
Single Family Rural Residential
RS -3 (One Family Rural Residential)
Agricultural
Single Family Residential
R-1 (Residential District)
Low/Medium Density Residential and Conservation
1105
East:
West:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing Requirement:
Companion Applications:
b) Project Description:
Single Family Rural Residential
RS -3 (One Family Rural Residential)
Low/Medium Density Residential, Low Density
Residential, and Conservation
Single Family Rural Residential
RS -2 (One Family Suburban Residential)
Low/Medium Density Residential and Conservation
Vacant
Single Family Urban Residential
1.5 ha (3.6 acres)
244 Street
Urban Standard
2014 -002 -SD
The subject property (Appendix A) was rezoned to RS -1b (One Family Urban (Medium Density)
Residential) and R-1 (Residential District) on February 26, 2013. This second phase of the
subdivision will subdivide the subject property into approximately 25 residential lots (Appendix B).
c) Planning Analysis:
Zoning Bylaw:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The applicant has requested a variance to the Maple Ridge Zoning Bylaw, and the following rationale
for support is provided:
1. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (iii):
• To reduce the minimum setback from an interior side lot line from 1.2m to 0.61m to
the garage, and to 0.46m for the garage roof projection (see Appendix C) on proposed
lots 31 through 37, lots 43 through 46, and lots 51 through 54 (Appendix D).
The applicant proposes that offsetting the garages would allow for an improved internal floor plan
and provide for a more attractive front facade with widened entry ways and front porches. The
resulting side yards will be reduced on one side of the lot to a minimal 0.61m (2 feet), essentially
limiting rear yard access to one side only.
In an attempt to ensure long-term maintenance and fire safety, certain safeguards have been
required. They are as follows:
• The garage will be required to be protected by fire sprinklers, like the home;
• An easement on each lot will be required to allow long-term maintenance of the
building face, with a 0.61m (2 feet) side yard;
• A side -yard fence attached to the home will be required to prohibit access along the
reduced side yard.
-2
After considerable design analysis of the resulting home designs, this report recommends support
for the interior side lot line setback reduction as it didn't increase the density or alter the location of
the house on the lot.
d) Interdepartmental Implications:
Building Department:
As part of the reduced interior side lot line setback, the Building Department is employing additional
Building Code requirements to limit potential of fire spread. As stated above, the access easement
is also required, where the setbacks are reduced, to allow for exterior building maintenance.
ALTERNATIVE:
The proposed variances by the developer have been received by the Planning, Engineering and
Building Departments. The developer suggests that the offset garages will result in a more useable
internal floor plan for the new homes.
The alternative would be to simply widen the lot width to accommodate a wider home. This variance
was requested after the subdivision layout had already been approved; had the request been made
prior to approval of the layout, the Approving Officer would have simply recommended wider lots,
potentially resulting in a loss of yield of lots. This same variance was previously approved for the first
phase of the subdivision.
CONCLUSION:
It is recommended that this application be favourably considered and the Corporate Officer be
authorized to sign and seal Development Variance Permit 2014-002-DVP.
"Original signed by Michelle Baski"
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by Jim Rule"
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Subdivision Plan
Appendix C - Typical Siting Lot Plan & Streetscape Offset Garages, Proposed Variances
Appendix D - Site Plan Showing Lots Requiring Proposed Variances
-3-
APPENDIX A
SUBJECT PROPERTY
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MAPLE RIDGE
British Columbia
MAPLE RIDGE
PLANNING DEPARTMENT
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DATE: Jan 10, 2014 FILE: 2014-002-VP BY: PC
—
FRASER R.
SUBD/WSION PLAN OF LOT 1 SEC710N 15
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EXCEPT PLANS EPP27594 AND EPP31277
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District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014
and Members of Council FILE NO: 2011 -050 -SD
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: 5% Money in Lieu Of Parkland Dedication
(21165 River Road)
EXECUTIVE SUMMARY:
The above noted subdivision is subject to the provisions of the Local Government Act regarding
parkland dedication or payment in lieu of dedication. It is recommended that Council require
payment in lieu of parkland dedication for the property located at 21165 River Road.
RECOMMENDATION:
That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or
payment in lieu, be it resolved that the owner of land proposed for subdivision at 21165 River
Road, under application 2011 -050 -SD, shall pay to the District of Maple Ridge an amount that is
not less than $41,800.00.
DISCUSSION:
Section 941 of the Local Government Act requires the provision of parkland, without compensation,
as a condition of subdivision, subject to some exceptions. The land, not to exceed 5% of the area
proposed for subdivision, may be acquired in a location acceptable to the District, or a payment
equal to 5% of the market value of the area proposed for subdivision is required.
Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states
that where watercourse protection areas are identified on the lands, the area is to be dedicated into
public ownership as Park, where possible, for the preservation, protection, restoration and
enhancement of watercourses and riparian areas. These areas also provide large vegetated areas
in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents.
Where there are neither watercourse protection areas or suitable lands identified for park
dedication, then 5% of the market value of the land is paid to the District. These funds are placed
into a special Parkland Acquisition Reserve Fund, for the purpose of acquiring parkland, and are
typically used where the ability to achieve parkland through development is limited, such as the
Blaney Bog.
In this particular instance there are no watercourse protection area or any suitable lands present for
park dedication and it is, therefore, recommended that money in lieu of parkland dedication be
provided.
-1-
1106
In keeping with past practice, the District has requested and was provided with an appraisal
calculating the 5% market value of the development site. This appraisal is based on zoned but not
serviced land.
A report from a qualified real estate appraiser has determined that the market value of the land is
$836,000.00, which indicates that the 5% value of this property is $41,800.00.
CONCLUSION:
As there are no watercourse protection areas and no suitable lands on the property for parkland
dedication, it is recommended that Council require payment in lieu of parkland dedication as
prescribed in the appraisal.
"Original signed by Adrian Kopystynski"
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PI, MCIP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn MBA, P.Eng
GM: Public Works & Development Services
"Original signed by Jim Rule"
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Property Map
Appendix B - Subdivision Plan
-2-
APPENDIX A
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21165 RIVER ROAD
MAPLE RIDGE
British Columbia
R
11502
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
DATE: Jun 15, 2012 FILE: 2011-050-RZ BY: PC
APPENDIX B
SUBDIVISION PLAN OF LOT 3 EXCEPT
PART SUBDIVIDED BY PLAN LMP434;
DISTRICT LOT 249 GROUP 1
NEW WESTMINSTER DISTRICT PLAN 75991
PURSUANT TO SEC770N 67, LAND 7777.E ACT
BCGS 92G.027
INTEGRATED SURVEY AREA NO. 36,
(DISTRICT OF MAPLE RIDGE), NAD133 (CSRS)
0 25 50
C
SCALE 1 : 500 DISTANCES ARE /N METRES
THE INTENDED PLOT 5/26 OF THIS PUN
LS 560mm IN 1170171 BY 432mm /N HEENT (C 512E )
WHLN,PL071ID ATA SCALE OF 6500
GRID BEAR/NGS ARE DERIVED FROM OBSERVATIONS 857 W1
06005770 COMM MONUMENTS 85710723 4N0 85110752
7H/5 PUN SHOWS HORIZONTAL GROUND—LEVEL DISTANCES UNLESS
0711ERWISE SPECIFIED. 70 COMPUTE GR/0 DISTANCES, MULTIPLY
GROUND—LEVEL 0/STANCES BY THE AVERAGE 09M8/NED FACTOR OF
0.9996077 WH/CH HAS BEEN DERIVED /7106 CE00E775
CONTROL MONUMENTS 65110723 AND 85710752
THIS PUN SHOWS ONE R MORE WITNESS POSTS WH/CN ARE
NOT SET .014 771
E TRUE CORNER(S).
1334 LS M3b1 Z/3Sb2/.i
116th AVENUE
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• 0 DENOTES IRON POST
® DENOTES CONTROL MONUMENT
WT DENOTES W17NESS
m2 DENOTES SQUARED METRES
771E FIELD SURVEY REPRESENTED BY 771/S PLAN
WAS COMPLETED ON THE 1911, DAY OF NOVEMBER 2017.
LARHJOT 2 GREWAL. 9.50,2 /809
220
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14
SEE DETAIL
THIS PLAN LIES WITHIN THE AIR/5D/CDON OF 779E APPROVING OFFICER FOR 0/075707 OF MAPLE RIDGE
THIS PLAN LIES WITHIN THE GREATER VANCOUVER REGIONAL DISTRICT
62
PLAN 40804
21'
30.573
0.738
6
PLAN 14493
GROW t ASSOCIATES
PROFESSIONAL LAND 9.174E10120
UNIT 204, 15299-680 AVENUE
SURREY, B.C. 535 251
1EL 604-597-6567
EMA1F70.0' Om a0CrewulSu �.cem
FILE: 1011-032
DWG : 1011-032 Sl
MAPLE RIDGE
Bri{rsh Columbia
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014
and Members of Council
FROM: Chair, Community Heritage Commission MEETING: CoW
SUBJECT: Request for Changes to
Maple Ridge Community Heritage Commission Heritage Plan
EXECUTIVE SUMMARY:
At the March 4, 2014 Community Heritage Commission regular meeting, the following resolution was
passed:
That the Community Heritage Commission recommend to Council that the two
maps (the Communities Map and the Area Plans Map) contained within the
Heritage Plan be updated with the same version of these maps recently adopted in
Official Community Plan 7060-2014, Appendix E, and that Council consider
endorsing the updated Heritage Plan once the map updates are completed.
CARRIED
OPPOSED - Craig Speirs and Steve Ranta
DISCUSSION:
a) Background Context:
The Maple Ridge Community Heritage Commission Heritage Plan, dated November 2013, was
endorsed by Council on December 10, 2013. The Plan contains two maps from Official Community
Plan Bylaw No. 6425-2006, Appendix E, entitled Figure 1 Communities and Figure 6 Area Plans. The
Heritage Plan will help guide the work of the Community Heritage Commission for the next 7+ years.
Pursuant with Council direction, staff were directed to prepare a housekeeping package for the
Official Community Plan. The housekeeping work was undertaken and a final draft was brought to
Council on January 28th, 2014 for Three Readings of Official Community Plan Bylaw No. 7060-2014.
Prior to the Council meeting, the District received an email from a citizen noting a variety of
concerns. Amongst other things, it was requested that the community of "East Haney" be identified
as a new community as part of the OCP housekeeping amendment project. At that meeting, Council
directed that the Figure 1, Communities map be amended to reflect East Haney as a new
community. With that change noted, Council granted the draft OCP Bylaw Three Readings. Council
granted Final Reading to OCP Bylaw No. 7060-2014 on February 11, 2014.
1107
The matter of the modification of the Communities map and the Area Plans map in the Official
Community Plan was brought to the February 4th, March 4th and May 6th Heritage Commission
meetings and the following resolution was passed:
That the Community Heritage Commission recommend to Council that the two
maps (the Communities Map and the Area Plans Map) contained within the
Heritage Plan be updated with the same version of these maps recently adopted in
Official Community Plan 7060-2014, Appendix E, and that Council consider
endorsing the updated Heritage Plan once the map updates are completed.
CARRIED
OPPOSED - Craig Speirs and Steve Ranta
CONCLUSION:
The changes that were made to the Figure 1 Communities map and Figure 6 Area Plan map, through
the housekeeping amendments project, were adopted after Council endorsement of the Community
Heritage Commission Heritage Plan. As such, the Heritage Commission is requesting that the maps
align with the maps shown in the current Official Community Plan Bylaw. It is recommended that the
Heritage Plan be updated to include the recently amended Official Community Plan map figures 1
and 6.
Brenda Smith, Chair
Community Heritage Commission
The following appendices are attached hereto:
Appendix A - Community Heritage Commission Heritage Plan, including Figure 1, Communities
map on page 42 and Figure 6, Area Plans map on page 43
Appendix B - Figure 1, Communities map and Figure 6, Area Plan map from Official Community
Plan Bylaw No. 7060-2014.
APPENDIX A
COMMUNITY HERITAGE COMMISSION
HERITAGE PLAN
NOVEMBER 2013
MAPLE RIDGE
British Columbia
DONALD LUXTON AND ASSOCIATES INC.
1030 - 470 GRANVILLE STEET VANCOUVER BC V6C 1V5
info@donaldluxton.com 604 688 1216 www.donaldluxton.com
TABLE OF CONTENTS
EXECUTIVE SUMMARY 5
1. INTRODUCTION 6
1.1 Methodology 6
1.2 Community Benefits 7
1.3 The Link between Heritage and Sustainability 8
1.4 The Link Between Heritage and Economic Development 9
2. PROVINCIAL ENABLING LEGISLATION 10
2.1 Local Government Act 10
2.2 Heritage Conservation Act 11
2.3 Community Charter 11
2.4 Agricultural Land Reserve 11
2.5 B.C. Building Code 12
2.6 Energy Efficiency Act 13
2.7 Homeowner Protection Act 13
3. CURRENT SITUATION 14
3.1 Official Community Plan 14
3.2 Parks, Recreation & Culture Master Plan 14
3.3 Heritage Planning 16
3.3.1 Heritage Protection 17
3.3.2 Community Heritage Register 17
3.3.3 Heritage Inventory 17
3.4 Maple Ridge Community Heritage Commission 18
3.5 Heritage Incentives 18
3.5.1 Provincial Financial Incentives 19
3.5.2 Federal Financial Incentives 20
3.6 Municipally -Owned Heritage Sites 20
3.7 Current Challenges 21
3.8 Current Opportunities 21
4. THE HERITAGE PLAN 23
4.1 Action Plan for Implementation 24
4.2 Community Heritage Commission Work Plans 33
4.3 Budget Implications 35
ACKNOWLEDGEMENTS 36
APPENDIX A: DEFINITIONS 37
APPENDIX B: OFFICIAL COMMUNITY PLAN HERITAGE POLICIES 38
APPENDIX C: COMMUNITY HERITAGE COMMISSION MANDATE 46
Haney House, Maple Ridge (Maple Ridge Museum and Archives P01046)
1
4 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN I
MAPLE RIDGE
British Columbia
EXECUTIVE SUMMARY
The purpose of this Heritage Plan is to provide the Maple
Ridge Community Heritage Commission with an effec-
tive, sustainable, and realistic strategic plan of action
for the next seven years. The first Maple Ridge Heritage
Strategy was prepared eighteen years ago, and during
that time Maple Ridge has developed an effective heri-
tage policy framework and a mature heritage program.
It is now timely to review the strategic focus of the Dis-
trict's heritage initiatives.
Through the development of a shared community vision
for heritage conservation, the Heritage Plan has provid-
ed an opportunity to assess those aspects of the program
that are most successful, to determine what needs to be
re -focused for maximum effectiveness and to outline a
series of actions that best utilize scarce resources. The
Plan responds to challenges and opportunities that have
been identified through an extensive research and public
consultation process that included two online surveys of
community comments and expectations. This has deter-
mined a new vision for the District's heritage program,
and sets new directions based on a consensus of com-
munity values.
The Plan identifies a community-based Vision for the
heritage program, and six overarching Goals:
• Aligning the vision and work -plan of the Commu-
nity Heritage Commission with the heritage policies
in the Maple Ridge Official Community Plan;
• Defining a clear pathway for the Community Heri-
tage Commission to achieve a heritage vision;
• Inspiring community engagement in local heritage
conservation;
• Increasing public awareness of the community ben-
efits of heritage conservation and infrastructure;
• Promoting the development of heritage infrastruc-
ture; and
• Identifying the gaps in the existing heritage man-
agement program and using this to inform the CHC
work -plan.
These Goals are supported by recommended Actions
that will be achieved over a seven-year period, between
2014 and 2020. The intent of the recommendations is
to proactively encourage the preservation and long-term
viability of the District's heritage resources, for the ben-
efit of the entire community.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 5
1. INTRODUCTION
This Heritage Plan has been undertaken to provide the
Maple Ridge Community Heritage Commission with an
effective, sustainable, and realistic strategic plan of ac-
tion for the next seven years, which will proactively en-
courage the preservation and long-term viability of the
District's heritage resources.
This Plan builds on almost thirty years of municipal
heritage planning and initiatives and over fifty years of
community heritage involvement. The District's heritage
planning initiatives date back to 1979, with the designa-
tion of Haney House. The Maple Ridge Heritage Strategy
was undertaken in 1995, followed by the Heritage In-
ventory and Heritage Management Plan in 1998. Other
key initiatives have been undertaken since that time, in-
cluding the adoption of comprehensive heritage policies
in the Official Community Plan and the establishment of
a Community Heritage Register. The Community Heri-
tage Commission, established as the Heritage Advisory
Committee in 1989, was reconstituted in 2000 and ad-
vises Municipal Council on matters relating to heritage
conservation. There has also been strong community
involvement in heritage initiatives, notably through the
efforts of the Maple Ridge Historical Society, founded
in 1957. Maple Ridge has an effective heritage policy
framework and a mature heritage program; as the Heri-
tage Strategy is now eighteen years old, it is now timely
to review the strategic focus of these initiatives.
Through the development of a shared community vision
for heritage conservation and a planning framework for
the District's heritage program, the Heritage Plan has
provided an opportunity to assess those aspects of the
program that are most successful, to determine what
needs to be re -focused for maximum effectiveness and
to outline a series of actions that best utilize scarce re-
sources. This has determined a new vision for the Dis-
trict's heritage program, and sets new directions based
on a consensus of community values.
1.1 METHODOLOGY
The development of the Heritage Plan has followed a
consensus -building process. Throughout the project,
there has been a close liaison with staff, the Community
Heritage Commission and a project Steering Committee,
through a series of meetings and progress drafts, which
has ensured that there was a thorough and comprehen-
sive discussion of the process and proposed outcomes.
Public engagement was considered imperative to the
success of this project, and the public consultation strat-
egy comprised a significant portion of the work. Its pur-
pose was to:
• determine collective community heritage values;
• engage community members and determine sup-
port for effective heritage strategies;
• understand broad perspectives and aspirations re-
lated to heritage in Maple Ridge;
• develop a values -based vision for heritage conser-
vation in Maple Ridge, grounded in worldwide best
practices;
• set goals and priorities based on public and stake-
holder input
I6 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
• align heritage conservation to broader community
and civic goals; and
• build public awareness of local conservation efforts.
As part of the public consultation, the following process
has occurred:
• A two-part online public survey, with the first sur-
vey prompting general community comments and
expectations, and the second seeking response on
the draft Plan and specific recommendations. The
survey was promoted widely, with the assistance of
the Maple Ridge Historical Society, through social
media and community events.
• Council Advisory Committees were notified of the
project and the online surveys:
Accessibility Committee
Parks & Leisure Services Commission
- Economic Advisory Committee
- Bicycle Advisory Committee
Economic Advisory Commission
- Social Planning Advisory Committee
- Public Art Steering Committee
Agricultural Advisory Committee
• There were ongoing meetings held with the project
Steering Committee and the Community Heritage
Commission, including a CHC workshop on May 2.
• There was ongoing consultation with the Maple
Ridge Historical Society and their membership. A
meeting was held with the MRHS Board on May
23
• The Heritage Plan process was presented to Council
on May 28.
• A Public Open House was held on June 13, at
which draft recommendations were presented and
comments were solicited.
• The final Heritage Plan was presented at a Council
Workshop on October 21.
Maple Ridge is unique in that a broad variety of vari-
ous community groups and associations are represented
through Facebook pages. This provided a convenient
electronic portal into existing public communities of
interest. Electronic notification was broadcast during
the process that explained the project and publicized
the online survey. A key partner in this process was the
Maple Ridge Historical Society. Formed in 1957, the
MRHS is a very active participant in community affairs,
and a key player in conservation initiatives. The Society
assisted in the distribution of information, promoted the
consultation process and provided notification for the
Open House.
Through open discussion and review of the consultation,
consensus on common goals and prioritized strategies
has been achieved. This has provided a basis for under-
standing what heritage resources the community values
and how their conservation can be addressed.
1.2 COMMUNITY BENEFITS
Conserving and celebrating its heritage resources allows
a community to retain and convey a sense of its unique
history, and provides aesthetic enrichment as well as
educational opportunities. Heritage resources help us
understand where we have come from so that we can
appreciate the continuity in our community from past to
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 7
present to future. Historic sites become landmarks and
touchstones for the community, and a broad range of
tangible heritage features exist that add to Maple Ridge's
vibrancy and character. In addition, a legacy of personal
histories, traditions and events weave a rich community
tapestry that enriches the life of Maple Ridge's residents
and visitors.
N
r
Cultural and heritage -based tourism, such as the visita-
tion of historic sites, is one of the fastest growing seg-
ments of the burgeoning tourism industry. Other benefits
of strong heritage policies include maintaining distinc-
tive neighbourhoods, conserving cultural heritage, pro-
viding community identity and promoting civic pride.
Heritage conservation is also an inherently sustainable
activity, and supports broader sustainability initiatives.
These are all important considerations in the long-term
management of our built environment. A well-managed
heritage conservation program provides numerous com-
munity benefits that include:
• encouraging retention of the community's unique
physical heritage;
• celebrating historical events and traditions;
• identifying ways that partnership opportunities can
be fostered with senior levels of government;
• engaging the broader community including the
private and volunteer sectors;
• conserving a broad range of historical sites that
supports other public objectives such as tourism
development and education;
• assisting private owners in retaining historic re-
sources through flexible heritage planning;
• investing in heritage sites through community part-
nerships;
• supporting economic development initiatives
through job creation and retention, investment po-
tential and new tourism opportunities.
• supporting sustainability initiatives; and
• generating employment opportunities and other
economic spin-offs.
There is mounting evidence that heritage initiatives pro-
vide both tangible and intangible benefits, and contrib-
ute to the development of complete communities and to
a vibrant culture of creativity and innovation.
1.3 THE LINK BETWEEN HERITAGE AND
SUSTAINABILITY
In recent years heritage conservation has found a new
place within the sustainability framework in which
economic, environmental, social and cultural interests
support common community goals. Preserving heri-
tage values has a significant impact on all aspects of
sustainability — social, environmental and economic.
Within this larger conservation model, both the tangible
and intangible benefits of heritage conservation find a
broadened relevance in the areas of tourism, job cre-
ation, business development, education, recreation and
the environment. Heritage conservation contributes to
the diversity, variety and Tong -term sustainability of the
urban and rural fabric of our existing communities.
Heritage conservation is inherently sustainable, as it
minimizes the need to destroy existing building materi-
als and retains established land use patterns and infra -
I8 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
structure. It also conserves embodied energy, the sum
of all the energy required to produce a building and its
materials; reduces pressure on landfill sites; avoids the
energy required to raze, Toad, haul away and dispose
of construction materials; avoids impacts of new con-
struction; and minimizes the need for new building ma-
terials. Although heritage conservation and sustainable
development are not entirely synonymous activities,
they align in their mutual interest of enhancing the rela-
tionship people have with their built environment. The
environmental impact associated with building demoli-
tion is a major concern, and as a consequence an in-
creasing number of existing buildings are being retained
and retrofitted for new uses for reasons that go beyond
their historic merit. It is widely recognized that society
can no longer afford to waste resources of any type, and
responsible stewardship — including re -use of the built
environment — has become the accepted norm in man-
aging our urban and rural habitats while enhancing their
livability.
The conservation of heritage sites is also important from
an urban design perspective. Our historic places, early
communities and rural lands contribute significantly to
Maple Ridge's unique sense of place by maintaining his-
toric context and providing a framework for new devel-
opment.
It is also important to upgrade the energy efficiency of
heritage buildings, and this can be accomplished in
many ways without destroying heritage character -de-
fining elements. Information on energy upgrading mea-
sures for heritage buildings is available in the Standards
and Guidelines for the Conservation of Historic Places
in Canada.
MAPLE RIDGE
The renewed focus of the heritage program should rec-
ognize the importance of sustainability initiatives. Heri-
tage conservation should be integrated with sustainabil-
ity initiatives — including environmental, economic and
social initiatives — whenever possible.
1.4 THE LINK BETWEEN HERITAGE AND
ECONOMIC DEVELOPMENT
Heritage is good for Maple Ridge's economic environ-
ment and good for business. Investment in heritage
conservation provides economic stimulus that results
in enhanced tax assessments, creates more interesting
urban environments, supports competitive business re-
cruitment and retention strategies, and provides oppor-
tunities for business incubation. Heritage conservation
does not mean "no change," rather it is an opportunity
for creative community building that also provides sus-
tainable amenities as our urban environment becomes
subject to intensification.
One of the fastest growing sectors of the tourism market
is cultural tourism, which consists of travellers engaging
in cultural events and activities while away from their
home communities. This umbrella term includes, but is
not limited to: performing arts; museums and galleries;
visual arts; heritage events; visits to historic sites; genea-
logical research; multicultural/ethnic events; and some
tourist attractions. Education is also a significant part of
cultural tourism, as these elements may involve a high
degree of interactivity.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 9
2. PROVINCIAL ENABLING LEGISLATION
While the national government, in collaboration with the
provinces and municipalities, has played a leadership
role in some key policy areas, provincial legislation,
statutes and regulations provide the legal framework for
conservation practice. Local governments have managed
their resources through the legislative tools provided
by provincial legislation, such as the Community
Heritage Register, Heritage Designation and Heritage
Revitalization Agreements. These are some of the most
significant conservation took that are available at the
local level for the management of heritage resources.
Prior to 1994, two provincial Acts enabled municipal
heritage conservation initiatives: the Heritage
Conservation Act and the Municipal Act. These two Acts,
and a number of others, were amended through the
Heritage Conservation Statutes Amendment Act 1994. In
addition to existing procedures, the 1994 changes to the
Municipal Act enabled municipalities to better integrate
heritage conservation activities into the mainstream of
development and community planning by defining new
procedures for more powerful regulations (Heritage
Conservation Areas, Community Heritage Commissions,
heritage site maintenance standards, tree protection, etc.)
and heritage incentives (tax exemptions, an expanded
legal protection toolkit, consolidated approvals for
heritage rehabilitation work, etc.).
Heritage tools are referenced in a number of other
provincial Acts, such as the Land Titles Act (which
enables covenants to be registered on land titles), but
the majority of the tools Maple Ridge is likely to use in
the conservation of heritage resources are now enabled
under the Local Government Act.
2.1 LOCAL GOVERNMENT ACT
Under the Local Government Act, a legal framework is
provided for the establishment and continuation of local
governments to represent the interests and respond to
the needs of their communities. Local governments are
enabled with the powers, duties and functions necessary
for fulfilling their purposes, including stewardship of
public assets, and the flexibility to respond to the different
needs and changing circumstances of their communities.
Maple Ridge is empowered to regulate land development
through zoning, subdivision control, building by-laws,
maintenance and occupancy by-laws, and a number of
other regulatory mechanisms. Heritage incentives can
be provided through a number of mechanisms including
negotiated agreements and 10 -year periods of tax relief.
Most of the tools that Maple Ridge will use to provide
incentives and regulations for the heritage program are
enabled under Part 27: Heritage Conservation.
One of the tools commonly used as the basis of a municipal
heritage program is a Community Heritage Register, an
official listing of properties having heritage value, passed
by resolution of local government. Inclusion on a Register
does not confer any other form of permanent heritage
protection, is not listed on the Land Title and does not
create any financial liability for the local government.
The Register may, however, be used to "flag" properties
for possible future protection, and does enable a local
government to withhold approval and/or a demolition
permit for a limited amount of time. In addition to the
tracking and regulatory powers implied by a Register
listing, there are also important incentives that can be
offered to assist owners with conservation. Properties on
a Register are eligible for special provisions, including
equivalencies under the B.C. Building Code, alternative
compliance under the Energy Efficiency Requirements
1
10 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN I
MAPLE RIDGE
British Columbia
and exemptions from the Homeowner Protection Act.
Maple Ridge has already established a Heritage Register
that lists a variety of historically significant sites, and has
also enacted legal protection on ten heritage sites.
2.2 HERITAGE CONSERVATION ACT
The purpose of this Act is to encourage and facilitate
the protection and conservation of heritage property in
British Columbia. This Act is most relevant when dealing
with archaeological issues, the management of which
remains a provincial jurisdiction. The province may
enter into a formal agreement with a First Nation with
respect to the conservation and protection of heritage
sites and heritage objects that represent the cultural
heritage of the aboriginal people who are represented
by that First Nation. Owners of identified archaeological
sites are required to conform to provincial requirements.
The provincial Archaeology Branch maintains a list of
known archaeological sites.
2.3 COMMUNITY CHARTER
The Community Charter came into effect in 2004, and
provides municipalities with a framework for local
activities and services. This legislation applies to all
municipalities whose core powers were previously
found in the Local Government Act, and replaces
the tradition of prescriptive legislation with enabling
legislation that allows municipalities to be innovative
in meeting the needs of their communities. The Charter
gives municipalities broad powers, including permissive
tax exemptions, to regulate activities within their
communities.
The Permissive Exemptions provisions in the Community
Charter that can be used for facade improvement and
heritage conservation projects are listed below:
• Section 225: Permissive tax exemptions can be
offered to "eligible property", as defined by heritage
protection. A rebate on municipal and provincial
taxes can be provided. There is no specified time
limit to the exemption that can be negotiated. These
provisions require a 2/3 supporting vote of Council
for enactment.
• Section 226: Permissive tax exemptions can be
offered to revitalization projects. A rebate can only
be provided on municipal taxes, and can be offered
to any property. There is a 10 -year time limit to
this exemption, however it requires only a simple
majority vote of Council for enactment.
The District has already employed these tax exemptions
to provide incentives as part of several Heritage
Revitalization Agreements.
2.4 AGRICULTURAL LAND COMMISSION
The provincial Agricultural Land Commission (ALC) is
an independent Crown agency dedicated to protecting
the scarce supply of agricultural land that is important
to the current and future needs of British Columbia. The
Agricultural Land Commission Act sets the legislative
framework for the establishment and administration
of the agricultural land preservation program. The
ALC encourages the establishment and maintenance
of farms, to provide a basis for a sustainable economy
and a secure source of food. The Commission also
conducts land use planning with local communities and
government agencies, and adjudicates applications for
the use of land in the Agricultural Land Reserve (ALR).
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 11
It is responsible for administering the Agricultural Land
Commission Act and the Soil Conservation Act.
The ALR is a provincial zone in which agriculture is
recognized as the priority use. Farming is encouraged
and non-agricultural uses are controlled. The ALR covers
approximately 4.7 million hectares. It includes private
and public lands that may be farmed, forested or vacant
land. In total, the ALR comprises those lands within B.C.
that have the potential for agricultural production. The
Agricultural Land Reserve takes precedence over, but
does not replace other legislation and bylaws that may
apply to the land. Local and regional governments, as
well as other provincial agencies, are expected to plan
in accordance with the provincial policy of preserving
agricultural land.
The Farm Practices Protection (Right to Farm) Act
is complimentary to the ALR farmland preservation
program. This Act, which came into effect in 1995, gave
local government better tools for managing growth,
and moved land use planning for agriculture into the
mainstream. Farmers were given the right to farm in the
ALR and on land zoned for farm use. The Act protects
farmers that are using normal farm practices from nuisance
lawsuits and nuisance bylaws of local governments. The
Act also establishes a process to resolve concerns and
complaints.
As many of Maple Ridge's significant historic sites are
situated on rural lands, this is a significant issue in
determining economic viability for heritage sites.TheALC
has demonstrated an increased willingness to negotiate
over heritage issues. This is a positive indication that the
Commission will consider proposals to save heritage
structures as long as there is only minor impact on
agricultural production, and when there is demonstrated
intent to conserve through a heritage designation.
Each application is reviewed on a case-by-case basis.
ALC policies may also have a significant effect on the
development of agri-tourism and agri-business, as it can
regulate and designate appropriate farm use with respect
to the scope of retail sales, wineries and other uses.
Other provincial initiatives regarding farm practices
are underway, such as the B.C. Agriculture and Food
Climate Action Initiative that is a joint undertaking of
B.C. Agriculture Council and the Investment Agriculture
Foundation; their initiatives include a B.C. Farm Energy
Assessment Pilot Project that is now in its second
phase.
To date, the Commission has not been receptive to
heritage issues, even when there is no conflict with
farming practices.
2.5 B.C. BUILDING CODE
Building Code upgrading is the most important aspect of
heritage building rehabilitation, as it ensures life safety
and long-term protection for the resource. It is essential
to consider heritage buildings on a case-by-case basis, as
the blanket application of Building Code requirements
does not recognize the individual requirements and
inherent performance strengths of each building. A
number of equivalencies have been adopted in the British
Columbia Building Code that enable more sensitive
and appropriate heritage building upgrades; a heritage
building is defined as either a designated site or one
included on a Heritage Register. As example of a Code
equivalency is the use of sprinklers in a heritage structure
to satisfy fire separation and exiting requirements.
I12 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
Given that Code compliance is such a significant factor
in the conservation of heritage buildings, the most
important consideration is to provide viable economic
methods of achieving building upgrades. In addition to
the equivalencies offered under the current Code, Maple
Ridge can also accept the report of a Building Code
Engineer as to acceptable levels of code performance.
2.6 ENERGY EFFICIENCY ACT
The Energy Efficiency Act (Energy Efficiency Standards
Regulation) was amended in 2009 to include the
following definition:
"designated heritage building" means a building that is:
• (b) protected through heritage designation or
included in a community heritage register by a
local government under the Local Government Act,
Under this new definition, Energy Efficiency standards
do not apply to windows, glazing products, door slabs
or products installed in heritage buildings. This means
that exemptions can be allowed to energy upgrading
measures that would destroy heritage character -defining
elements such as original windows and doors.
MAPLE RIDGE
2.7 HOMEOWNER PROTECTION ACT
Amendmentstothe Homeowner ProtectionAct Regu lation
were made in 2010 to allow for exemptions for heritage
sites from the need to fully conform to the B.C. Building
Code under certain conditions, thus removing some of
the barriers to compliance that previously conflicted
with heritage conservation standards and guidelines. The
changes involved:
• an amendment to the Homeowner Protection Act
Regulation, B.C. Reg. 29/99 that allows a warranty
provider, in the case of a commercial to residential
conversion, to exclude components of the building
that have heritage value from the requirement for a
warranty; and
• clarification of the definition of 'substantial
reconstruction.' The latter clarification explains that
75% of a home must be reconstructed for it to be
considered a 'new home' under the Homeowner
Protection Act, thus enabling single-family dwelling
to multi -family and strata conversions without the
Act now coming into play.
The definition of a heritage building under this Act is
consistent with that under the B.C. Building Code and
the Energy Efficiency Act.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 13
3. CURRENT SITUATION
Through a program of long-term stewardship, Maple
Ridge has fostered and promoted the retention of a
number of unique aspects of local heritage character
and value. The District's growth and development has
also included the preservation of a number of heritage
resources, including historic buildings and structures,
cultural landscapes, roads, parks and other resources.
Previous municipal heritage initiatives include:
• 1995 Maple Ridge Heritage Strategy
• 1998 Maple Ridge Heritage Management Plan
• 1998 Heritage Resources of Maple Ridge [Heritage
Inventory]
• 2004 Maple Ridge Heritage Discussion Paper
• 2008 Maple Ridge Heritage Register
• 2009 Maple Ridge Historical Neighbourhoods
• Maple Ridge Official Community Plan
• Ongoing support for the Maple Ridge Historical
Society
The District's heritage program includes a policy
framework of regulations and incentives comprised of a
number of distinct components.
3.1 OFFICIAL COMMUNITY PLAN
The Official Community Plan (Schedule "A" to Maple
Ridge Official Community Plan Bylaw No. 6425-2006)
outlines the long-term vision for growth and development
in Maple Ridge. The OCP contains a number of relevant
policies that relate to heritage conservation, including
broad issues surrounding growth and development,
agriculture and the environment. The Heritage Policies
are clear and comprehensive, and provide an effective
framework for existing and future heritage initiatives.
They have been used as the basis for the Action Plan
for Implementation in Section 4.1. The importance of
heritage is noted in four of the community principles that
reflect the vision for the future, and form the framework
for the policies contained within the OCP:
Principle 5
Building a unique community character is critical
to ensuring that Maple Ridge does not succumb to
pressure and becomes like "everywhere else." It
requires strong political and community commitment
and attention to a variety of aspects (landscapes, built
form, heritage, mix of uses, urban design, services,
etc.).
Principle 6
The community recognizes the need to foster the
history of Maple Ridge and enhance historic areas.
Principle 31
It is important to undertake detailed planning work on
the basis of neighbourhood planning.
Principle 32
The community recognizes that heritage value must not
be lost as enhancements to existing neighbourhoods,
including infill and other activities to strengthen
neighbourhoods, occur in the future.
The OCP Policiesthatare relevantto heritage conservation
are listed in Appendix B.
3.2 PARKS, RECREATION & CULTURE
MASTER PLAN
The Maple Ridge and Pitt Meadows Parks, Recreation
and Culture Master Plan: A Connected, Energized,
Collaborative Community, dated June 2010, contains
a number of statements regarding the importance of
heritage conservation. It notes a trend towards heritage
I14 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
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protection internationally, and that both communities
have heritage areas of interest. The recommendations
include:
Land Acquisition
• Acquire the riverfront log sort (Northview) as a
critical trail linkage and key historic connection for
the community.
Up Carr's Hill River Road nr. Haney, c. 1922 (City of Vancouver
Archives 677-1094)
• Acquire heritage sites as parks where appropriate.
• Acquire and restore heritage buildings, identifying
appropriate public uses and incorporating
interpretive programs.
• Acquire additional open space land, including
riverfront, other areas with environmental values,
heritage properties, and other unique properties, as
opportunities arise.
Capital Development
• Continue to develop heritage walks, sites and
districts, with interpretive experiences, integrating
these with parks and trails.
• Establish an appropriate time frame for construction
of the new Maple Ridge Museum.
Operations
• Identify heritage walks, sites and districts for
inclusion on the heritage registers.
• Ensure that heritage buildings are properly
maintained and managed.
• Provide opportunities for heritage displays.
Advocacy / Facilitation
• Encourage and support the enhancement of the
historical character of heritage districts in MR and
PM.
• Work with business and government organizations
to develop 6 to 10 tourism products to attract and
retain visitors and investment, e.g., agri-tourism,
First Nations, wildlife viewing, heritage, sport
tourism, eco- tourism, slow food, arts and culture.
• Work with the School District to expand arts,
culture, and heritage education opportunities in the
community and to negotiate an access agreement
to the ACT for all schools.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 15
3.3 HERITAGE PLANNING
The District's heritage planning initiatives are enabled
under the following framework.
• Heritage Procedures Bylaw No. 6951-2012:
provides a comprehensive framework that
establishes application procedures in respect
of heritage conservation bylaws, permits and
agreements and to delegate Council powers to
facilitate conservation.
• Minimum Maintenance Standards for Heritage
Buildings Bylaw No. 6710-2009: ensures that
protected heritage sites do not deteriorate.
• The Maple Ridge Community Heritage
Commission: the CHC advises Council on matters
relating to heritage conservation. Please refer to
Section 3.4.
5
-GoRvoNis
DRUB! STORE
MR Gordon's Drug Store (City of Vancouver Archives 677-1053)
16 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
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• Standards and Guidelines: The Parks Canada
Standards and Guidelines for the Conservation of
Historic Places in Canada were adopted in 2009 to
guide the conservation of protected heritage sites in
Maple Ridge.
• Permissive Tax Exemptions: starting in 2010, five-
year Tax Exemption Agreements have been allowed
for several sites under Section 225 (2) (b) of the
Community Charter.
Heritage Education and Awareness: The District
supports the following initiatives:
• Through the CHC, annual heritage awards
recognize special initiatives, accomplishments,
and projects, which have advanced heritage
conservation in Maple Ridge.
• The CHC publishes a heritage newsletter "Heritage
Here."
• The Heritage Plaque Program was launched in
1992 in order to help build public understanding
of the value of our built heritage, and to create a
climate of support for the preservation of valuable
older buildings. There has been a concerted effort
to recognize buildings throughout the municipality,
celebrating the diversity of the District's heritage
resources. Over 40 plaques have been dedicated
since the program began. The program focuses on
the diversity of buildings and sites in the various
communities within Maple Ridge.
• The Parks & Leisure Services Department provides
fee-for-service contracts for District -owned historic
sites that provide cultural and educational space for
the community.
• As part of ongoing development of public
works, the Engineering Department has assisted
with interpretive signs, highway wraps and the
installation of historic mosaics.
3.3.1 Legal Protection
Continuing legal heritage protection has been provided
for ten sites, the first being Haney House in 1979. The sites
protected to date include seven Heritage Designation
bylaws and three Heritage Revitalization bylaws.
3.3.2 Community Heritage Register
There are currently 28 sites identified as having heritage
value that are listed on the Maple Ridge Community
Heritage Register.
3.3.3 Heritage Inventory
In 1998, the Community Heritage Commission (then the
HeritageAdvisoryComm ittee) publ ished acomprehensive
heritage inventory entitled "The Heritage Resources
of Maple Ridge" in conjunction with the District. This
document provided the first consolidated inventory of
the District's heritage resources. A total of 96 sites were
listed, some of which have since been demolished. The
Inventory has not been updated since that time. There
are no regulations placed on a property listed on the
Inventory, but this provides an identification of sites that
may be of heritage value.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 17
3.4 MAPLE RIDGE COMMUNITY HERITAGE
COMMISSION
The CHC is a committee of Maple Ridge Municipal
Council, and advises on matters relating to heritage
conservation. The original Maple Ridge Heritage
Advisory Committee was established by bylaw on July
24, 1989. It was transitioned into the Maple Ridge
Community Heritage Commission under Bylaw No.
5908 — 2000 on August 22nd, 2000. The CHC consists
of volunteers appointed by Council and two appointed
by the Maple Ridge Historical Society. The CHC has a
budget of $10,000 per annum.
Under its Terms of Reference, the CHC is appointed
for the purpose of advising the Council on heritage
conservation matters and undertaking and providing
support for such activities as benefit and provide for the
advancement of heritage conservation in the District.
A number of duties are outlined for the CHC, which may
be summarized as follows:
• advise Council on any matter referred to it by the
Council;
• undertake and provide support for such heritage
activities as directed by Council;
• present an annual report to Council, setting out its
activities and accomplishments for the previous
year, and include any financial statements which
Council requires;
• The Commission may develop and implement
educational and public awareness programs
related to heritage conservation in the District;
support and raise funds for local heritage projects;
make recommendations on heritage policy;
provide information and advice to an individual
or community group; establish and administer a
grants in aid and financial assistance application
process for organizations, institutions, or other
groups requiring financial assistance to engage in
activities and to evaluate such applications received
annually on or before October 31 of each year
and recommend to Council grants and financial
assistance that the Commission considers ought to
be given.
The full mandate of the CHC is included in Appendix
C.
3.5 HERITAGE INCENTIVES
The focus of Maple Ridge's heritage policies is to use
incentives rather than regulations in order to encourage
property owners to maintain and restore their heritage
properties. Incentives are determined on a site -by -site
basis and are subject to Council's approval. Not every
incentive will necessarily apply to a particular project.
Possible incentives include Building Code equivalencies,
negotiated agreements for use or extra density, and time-
limited tax exemptions.
There are limitations on the extent of incentives being
offered. Conservation incentives are offered during
a development application that includes a heritage
revitalization agreement. Although these incentives offer
a financial benefit to the owner in the form of subdivision,
extra density, etc., these are most effective when there
is land that can be subdivide and redeveloped. Maple
Ridge does not currently offer direct financial incentives
in the form of grants for restoration or maintenance
of heritage sites. Maintenance of heritage buildings
can be an expensive undertaking, particularly when
respecting the minimum accepted standards for heritage
preservation and restoration.
I18 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
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3.5.1 Provincial Financial Incentives
There are several programs under which heritage sites
may apply for heritage funding:
• Heritage Legacy Fund: Under its Heritage
Conservation Program, The Heritage Legacy
Fund provides financial contributions of up to
$25,000 for projects involving the preservation,
rehabilitation and/or restoration of a built
community heritage resource. Eligible applicants
include the municipality, registered non-profit
societies and registered federal charities.
• LiveSmart BC: This is a provincial program
dedicated to promoting energy efficiency, including
incentive grants for energy efficiency upgrading. The
program recognizes that some upgrades may affect
heritage character, and special provisions may be
accessed for homes that have received municipal
designation or are included on a Heritage Register.
This includes grants for installation of wooden
storm windows on heritage homes.
Maple Ridge Council, 1928. Clerk John C. McFarlane (third from left), Reeve John Blake Martyn (fifth from left) and Solomon Mussallem
(sixth from left), (British Columbia Archives C-07744)
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 19
3.5.2 Federal Financial Incentives
The Residential Rehabilitation Assistance Program
(RRAP), offered through the Canada Mortgage and
Housing Corporation, helps low-income Canadians,
people with disabilities and First Nations people live in
decent, affordable homes. These programs also support
renovations to rooming houses and rental units to
increase the availability of housing for those in need.
Depending on the individual situation for each resource,
one of the following programs may apply:
• Homeowner RRAP: Financial assistance to repair
substandard housing to a minimum level of health
and safety
• Rental RRAP: Assistance for landlords of affordable
housing to pay for mandatory repairs to self-
contained units occupied by low-income tenants
• Secondary/Garden Suite RRAP: Financial
assistance for the creation of a Secondary or
Garden Suite for a low-income senior or adult
with a disability, making it possible for them to live
independently in their community, close to family
and friends.
• RRAP for Persons with Disabilities: Assistance for
homeowners and landlords to improve accessibility
for persons with disabilities
• RRAP for Conversions: Assistance for converting
non-residential buildings into affordable housing
3.6 MUNICPALLY-OWNED HERITAGE SITES
The District of Maple Ridge owns ten extant sites identified
as possessing heritage value or having potential heritage
value:
• Haney House (Designated / Heritage Register)
• St. Andrew's Church (Designated / Heritage Register
• Haney Brick & Tile Manager's House and Office
(Designated / Heritage Register)
• Spencer Milk House (Heritage Register)
• Maple Ridge Cemetery (Heritage Register)
• Royal Oak of England (Heritage Register)
• Whonnock Cemetery (Heritage Register)
• Broad Leafed Maple Tree, Maple Ridge Golf Course
[District -owned land] (Heritage Register
MR St. Andrew's Presbyterian Church, ca. 1921 (City of Vancouver
Archives 677-1068)
I20 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
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• Japanese Kindergarten / CEED Centre [District -
owned land] (Heritage Register)
• Haney Post Office (Heritage Register)
A Conservation and Feasibility Plan for St. Andrew's
Church was adopted in 2009. A Maple Ridge Cemetery
Master Plan was prepared in 2008 that covers both of the
municipally -owned cemeteries. Heritage Conservation
Plans have not been prepared for any of the other sites.
3.7 CURRENT CHALLENGES
Through a "gap analysis" of the existing situation, and
the comments received through the public consultation,
key areas have been identified where existing heritage
policies and initiatives could be strengthened.
• There are few sites coming forward for inclusion
on the Heritage Register; the process seems to be
"stalled."
• The District owns heritage sites that have not been
legally protected and do not have Conservation
Plans.
• Heritage incentives tend to be minimal, and are not
resulting in significant uptake.
• Current incentives are not appropriate for
agricultural properties. Consultation is needed
with the Agricultural Land Commission regarding
heritage retention strategies on agricultural land.
• There are no incentives for the maintenance of
heritage sites.
• The Heritage Inventory is out -of date and does not
include many potential heritage sites.
• The identified heritage sites are a very narrow
representation of the variety of the District's tangible
and intangible heritage resources.
• Demolition requests have increased as a result of
ongoing neglect of heritage structures.
• There is a need for education, collaboration and
community involvement in order to engender
"value" for heritage structures and initiatives.
• Heritage Interpretation plaques and signs are not
being maintained.
• There is a need to find, explore, create
opportunities to celebrate Maple Ridge's heritage in
each Historic Community.
3.8 CURRENT OPPORTUNITIES
There are also opportunities for Maple Ridge to increase
the effectiveness of its heritage program:
• Enhanced Program of Conservation Incentives
Maple Ridge can explore ways in which the level of
heritage incentives can be increased. The experience
of other municipalities is that is can leverage
investment in heritage properties, that can ultimately
return to the municipality in increased property tax
assessments.
• Alignment with Provincial Legislation
Additional conservation incentives can be
provided as resources are added to the Heritage
Register, providing access to B.C. Building Code
equivalencies, incentives under LiveSmart BC, and
exemptions under the Energy Efficiency Act and
the Homeowner Protection Act. The definition of a
heritage site for the purposes of granting incentives
or equivalencies is now consistent; the site must be
either legally protected or listed on a Community
Heritage Register.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 21
• Alignment with Provincial initiatives
In 2013, the province released "Our Heritage
— Historic Places: Heritage Strategy for British
Columbia" which lays out a vision, goals and strategic
directions for provincial initiatives. The preservation
of rural lands can be supported through alignment
with the goals of the Agricultural Land Reserve to
preserve traditional agricultural use. Some sites
on the Heritage Register would also be eligible for
grants through the Heritage Legacy Fund. Heritage
BC is launching a "Dynamic Downtowns" program
and Maple Ridge has already expressed interest in
participating in this new initiative. Funding may be
announced for Legacy Projects that are "shovel -
ready" for the 150th anniversary of B.C.'s entry into
Confederation in 2021.
• Alignment with Federal Initiatives
Maple Ridge can continue to take advantage of the
existing federal initiatives such as the Canadian
Register of Historic Places and the Standards and
Guidelines for the Conservation of Historic Places
in Canada. Funding may be announced for Legacy
Projects that are "shovel -ready" for Canada's 150th
birthday in 2017.
• Current Growth and Development
The population of Maple Ridge is expanding as new
development takes place. This provides opportunities
for the rehabilitation of heritage sites, integration
with new development and the ability to capitalize
on demographic shifts.
• Museum Master Plan
The need for a new community museum has been
identified and a Master Plan has been prepared. In
the meantime there are reasons to reconsider the
intended location, and to look for opportunities for
downtown locations. This facility could act as a focus
for community heritage education and awareness,
and the idea of a new downtown museum and
archives was very strongly supported during the
public consultation process.
• Increased Access to Archival Material
At present, there is limited public access to local
archival material. The Municipal Archives, which
holds valuable historical records including the Tax
Assessments dating back to 1875, is not publicly
accessible. The Maple Ridge Museum & Archives
holds a significant collection of community historical
records, but has limited resources to make them
physically or digitally accessible. There is a clearly
identified need for a community archives that could
properly acquire, accession, conserve and make
available both municipal and community historical
records. It would be appropriate to consider, or
phase in, a proper archives facility as part of the
development of a new Museum facility.
• Partnership Opportunities
The District already has a close and effective working
relationship with the Maple Ridge Historical Society.
There may be many other community partnerships
that can be developed over time.
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4. THE HERITAGE PLAN
STRATEGIES
ACTIONS
The Vision, Goals, Strategies and Actions of the Heritage
Plan have been developed to recognize the current
issues regarding heritage conservation, as well as take
advantage of these opportunities.
A VISION FOR MAPLE RIDGE'S HERITAGE
TO 2020 AND BEYOND
The District of Maple Ridge will recognize and
celebrate our rich historic legacy through the
conservation and interpretation of significant heritage
resources. Our Heritage Program will support the
sustainable development of our urban structure
and our rural areas, and assist in the development
of a complete and healthy community. As we plan
for an exciting, digital future, we will respect our
past by providing a balance for change and new
development that recognizes the importance of our
historic communities, our rural lands and our natural
landscapes.
Maple Ridge's past, present and future will be
connected through community and cultural
celebrations, partnerships and heritage activities that
will preserve our tangible and intangible heritage
resources, provide educational opportunities and
enrich the lives of our citizens and visitors.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 23
GOALS
The purpose of the Maple Ridge Heritage Plan is to
establish a strategic plan of action for the (CHC) for the
next five to seven years.
• Aligning the vision and work -plan of the CHC with
the heritage policies in the Maple Ridge Official
Community Plan;
• Defining a clear pathway for the CHC to achieve a
heritage vision;
• Inspiring community engagement in local heritage
conservation;
• Increasing public awareness of the community
benefits of heritage conservation and infrastructure;
• Promoting the development of heritage
infrastructure; and
• Identifying the gaps in the existing heritage
management program and using this to inform the
CHC work -plan.
STRATEGIES AND ACTIONS
Four Strategies, based directly on the OCP Heritage
Policies, support these Goals, and forty-four Actions are
recommended for implementation over a seven-year
period, between 2014 and 2020.
STRATEGY 1: Heritage Recognition
STRATEGY 2: Heritage Management
STRATEGY 3: Heritage Education
STRATEGY 4: Historic Communities
4.1 ACTION PLAN FOR IMPLEMENTATION
The implementation of the Heritage Plan will unfold
over time, through the combined efforts of the District
of Maple Ridge Council and staff, the Community
Heritage Commission, key stakeholders, individuals and
community partnerships. This process will benefit from
a coordinated community effort to advance the goals
of heritage conservation. The following Action Plan
provides a road map for how the goals of the Heritage
Plan can be prioritized, who can take the lead and who
can provide support for each proposed Action, and what
resources will be required for success.
There are a number of outside resources that may be
available to help undertake some of these initiatives,
including senior government grant programs (such as
digital access grants) and private and corporate sponsors;
securing these resources will require support time and
resources from Maple Ridge and volunteers.
CHC: Community Heritage Commission
MR: District of Maple Ridge
MRHS: Maple Ridge Historical Society
I24 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
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STRATEGY 1: HERITAGE
OCP POLICY
RECOGNITION
LEAD
PARTNERS
OUTCOMES
ACTIONS
4 — 38: Maple Ridge will
work cooperatively with
the Community Heritage
Commission and other
relevant groups and
organizations to establish an
information database of all
types of built, natural and
cultural heritage resources
within the District, including
evaluation criteria for
each type. This inventory
would be updated on an
ongoing basis evolving and
responding to theoretical
and practical changes in the
heritage arena.
Undertake a comprehensive update
of existing heritage information,
including the Heritage Inventory.
CHC
District,
MRHS
Identification of a broad range
of heritage resources, natural
sites and cultural landscapes
for planning purposes.
Broaden the definition of "heritage"
— based on global best practices to
include other categories of potential
heritage resources (e.g., roads, trails,
vistas, intangible cultural heritage,
First Nations heritage, etc.).
CHC
District,
MRHS
Improved understanding and
appreciation of local heritage
resources.
Develop community partnerships
in the identification of heritage
resources.
CHC
MRHS /
Community
Partners
Identification of a broad
range of heritage resources for
planning purposes.
Ensure that significant rural heritage
sites have been identified.
CHC
MRHS
Improved understanding and
appreciation of rural heritage
resources.
Present heritage information in a
digital format (consider a dedicated
website).
CHC
MRHS
Broader communication of
heritage values.
Enhanced resources to add sites to
the Heritage Register.
MR
Improved base of heritage
information. Better
identification of potential
heritage resources.
Explore ways for the public to
nominate heritage sites to the
Heritage Inventory.
CHC
Broader public engagement
in the heritage process.
Improved identification of
historic places valued by
residents.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013
4 — 39: Maple Ridge will
work with local First Nations
communities to help
ensure the conservation
of significant First Nations
heritage resources.
Undertake 'archaeological potential'
mapping and a management plan
for areas of high potential.
Work with local First Nations to
ensure identification, recognition
and celebration of historic sites.
MR
First Nations
Provision of a clear and
comprehensive policy
framework for Archaeology.
Improved awareness about
the value of archaeological
sites. Increased awareness,
involvement and
understanding of local First
Nations heritage. Clarity in
the review process that will
assist owners and developers
in understanding their
responsibilities surrounding
provincially -protected
archaeological sites when
conducting land -altering
activities.
4 — 40: Maple Ridge will
encourage the conservation
and designation of significant
heritage structures, and
natural and cultural
landscape features in each
neighbourhood.
Further identification, protection
and celebration of neighbourhood
heritage resources.
CHC
MRHS
Identification of a broad range
of heritage resources, natural
sites and cultural landscapes
for planning purposes.
Acquire and restore heritage sites
and buildings as parks, identifying
appropriate public uses and
incorporating interpretive programs
where appropriate. (PR&C Master
Plan recommendation).
MR
MR Parks
& Leisure
Services /
CHC / MRHS
Enrichment of park system
through the inclusion of
elements relevant to the
District's past. Retention of
significant heritage resources.
STRATEGY 2: HERITAGE
MANAGEMENT
DOLICY
ACTIONS
ERS
OUTCOMES
4 — 41: Maple Ridge will
continue to recognize
significant heritage areas
and will consider identifica-
tion of these areas as Heri-
tage Conservation Areas or
Heritage Districts to ensure
development that respects
their heritage character and
historic context.
Further investigation of areas of
heritage significance, and potential
protective mechanisms.
CHC
MR Planning
Enhanced policies and
programs that link heritage
to the broader civic goals
of economic development,
sustainability, affordable
housing initiatives, arts
& cultural services and
community planning.
Ensure that clusters of rural heritage
sites have been identified.
CHC
MR Planning
Identification of potentially
sensitive areas that require
ongoing management.
1 26 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
4 — 42: Maple Ridge, in
consultation with the
Community Heritage
Commission, will work to
establish a comprehensive
heritage management
framework that incorporates
categories that address
information and resource
requirements, conservation
incentives, education and
awareness programs; and
utilizes and considers a
wide range of planning
tools enabled by provincial
legislation.
Formalize the review policy for
heritage sites and communicate
these processes to the public.
MR
MR Planning /
CHC
Clarification of the review
processes for Inventory,
Register and legally protected
heritage sites for owners,
developers, investors
and potential buyers of
historic properties. Effective
processing of heritage permit
applications.
Make comprehensive information
available on the heritage program
on the District website
MR
MR
Clear and consistent
communication on municipal
policies and expectations.
Allocate additional staff time to
heritage issues.
MR
Improved municipal response
to heritage issues.
Encourage retention of existing
building stock where feasible by
demonstrating flexibility in the
assessment of adaptive re -use
projects.
MR
MR Planning
/ Engineering
/ Permits &
Licenses
Provision of an incentive
for owners and developers
to explore unique solutions
to making older building
stock economically viable.
Minimized impact on landfill,
energy consumption and
the need for new building
materials.
Promote a flexible approach
to Building Code and bylaw
equivalencies and exemptions for
Heritage Register properties enabled
under provincial legislation (B.C.
Building Code, Energy Efficiency Act
and Homeowner Protection Act).
MR
Staff
MR Planning
/ Engineering
/ Permits &
Licenses
Access equivalencies and
exemptions whenever
possible. Improved awareness
of the construction options
available to owners and
developers involved in
conservation projects that
support the retention of the
character -defining elements of
heritage buildings.
Adopt the Parks Canada Standards
and Guidelines as the basis of all
conservation and permit review for
all heritage applications and any
work involving Heritage Register
sites.
MR
MR Planning/
CHC
Establishment of a consistent
standard of authenticity for
all heritage conservation
initiatives.
Ensure that municipal staff and
CHC members are fully trained in
Standards and Guidelines and their
application to building code and
other issues.
MR
MR Staff /
CHC
Assurance that those involved
in the governance and
stewardship of heritage are
well informed on matters of
heritage conservation.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013
28 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
Municipal Heritage Stewardship
policies: enact legal protection,
and undertake and adopt heritage
conservation plans for municipally -
owned heritage resources.
CHC
MR
Demonstration of municipal
leadership in heritage
conservation.
Establish restoration and
maintenance budgets for
municipally -owned heritage
resources.
MR
Improved conservation of
significant resources.
Develop a "Country Roads" policy.
MR
MR Planning /
CHC
Identification of rural roads for
the purpose of retaining their
traditional character.
Development of a plan
for road and streetscape
improvements that retains and
reinforces historic character.
4 — 43: The development
application review process
will include an opportunity
to evaluate the overall
impact of proposed
development on the heritage
characteristics and context
of each historic community
or neighbourhood.
Conservation guidelines and
standards should be prepared
to aid in this evaluation and
provide a basis from which
recommendations can be
made to Council.
Establish neighbourhood character
guidelines.
MR
MR Planning /
CHC
Preservation of the unique
and character -defining aspects
of the Historic Communities
within a sustainable
framework.
Develop Heritage Impact
Assessment procedures.
MR
Staff
CHC
Improved procedures for
understanding and mitigating
the impacts of development.
Develop links to broader
municipal policies such as
Sustainability, Culture and Economic
Development.
MR
Staff
CHC
Integrated planning
procedures that provide the
best response to municipal
expectations.
4 — 44: Maple Ridge will
endeavor to use tools
available under Provincial
legislation more effectively
to strengthen heritage
conservation in the District.
Other planning tools will
also be utilized where
appropriate to establish a
comprehensive approach to
heritage management in the
District.
Undertake a full review of
available legislative tools, including
regulations and incentives, enabled
under relevant provincial legislation.
MR
Staff
CHC
Demonstration of
conservation stewardship that
encourages investment and
contributes to the long-term
viability of the District's built
heritage. Increased protection
for heritage resources.
28 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
4 — 45: Maple Ridge will
assist the financial aspects
of heritage resource
management by:
a) supporting the efforts of
the Community Heritage
Commission, which
may include financial
assistance requests
from the Heritage
Commission evaluated
by Council on a program
or project basis;
b) working cooperatively
with the Community
Heritage Commission
in fund raising efforts
for the conservation of
heritage resources;
c) supporting and
promoting effective
marketing of heritage
resources to potentially
interested businesses;
d) supporting heritage
tourism efforts;
e) encouraging local
organizations, including
the Community
Heritage Commission
to pool resources and
develop partnerships
to strengthen heritage
conservation activities
throughout the
community.
Develop an enhanced heritage
incentives program, using tools
enabled under provincial legislation.
Consider further tax incentives,
financial and developmental
incentives and other means
to ensure financial viability of
conservation efforts.
MR
MR Planning /
CHC
Increased community interest
in conserving heritage
properties. Increase in the
retention and revitalization
of Maple Ridge's historic
building stock. Improved tax
base through the development
of restored heritage sites.
Identify investment opportunities
(grants, partnerships, development
agreements) that support and
promote heritage conservation.
MR
Staff
MR Planning
CHC
Demonstration of
conservation stewardship
that encourages investment
and contributes to long-term
financial viability.
Continue to work with community
organizations and developers,
corporate sponsors and merchant
groups to promote heritage and
culture.
CHC
MRHS /
Community
Partners
Increased cultural tourism
and heightened awareness of
Maple Ridge's unique places.
Encouragement of cultural
attractions that will enhance
tourism opportunities and
economic development.
6-6 d: Maple Ridge will
develop an Agricultural Plan
that promotes agricultural
heritage initiatives.
Support innovative agri-business and
agri-tourism initiatives for historic
farms.
MR
Staff
ALC / Ministry
of Agriculture
/ Farm Owners
Improved long-term
economic viability for rural
heritage resources. Increased
community interest in
conserving heritage properties
due to increased incentives.
Retention and enrichment of
the District's rural heritage
resources.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013
29
STRATEGY 3: HERITAGE EDUCATION
OCP POLICY
ACTIONS
LEAD
PARTNERS
OUTCOMES
4 — 46: Maple Ridge will col-
laborate with the Community
Heritage Commission, other
local organizations, and the
general public in order to
develop specific programs
and to increase public sup-
port and interest in heritage
conservation activities.
Develop a comprehensive Heritage
Communication Strategy.
CHC
District, MRHS
Better public communication.
Increased awareness.
Increased accessibility to
heritage information that is
provided in different formats.
Improved information
residents and tourists on the
District's local history and
heritage sites.
Develop a "heritage centre" as
a focus of community heritage
activities.
MR
CHC / MRHS
Improved understanding and
appreciation of local heritage
resources.
Establish an appropriate time frame
for construction of the new Maple
Ridge Museum and Community
Archive. The Museum Master Plan
should be updated based on current
circumstances. This should include
a review of both Municipal and
Community Archives requirements
and opportunities.
MR
MRHS
Development of cultural
facilities that engage the
entire District, conserve
and promote local history
and heritage, help develop
a healthy community and
promote job retention
strategies.
Continue to celebrate our unique
sense of place through the
promotion of local heritage themes
within initiatives, events and the
local media. Celebrate major
milestones, community centennials
and anniversaries and provincial
and national events.
CHC
MRHS /
Community
Partners
Recognition of significant
historic places throughout all
of the District's communities.
Continue plaquing program and
institute maintenance budget for
existing plaques
CHC
Recognition of significant
historic places throughout
all of the District's Historic
Communities.
Consider enhanced resources for
in-kind services for the Maple Ridge
Historical Society.
MR
Continue to support
educational and interpretive
programs provided by the
MRHS that engage the
community in local history.
30 ' MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 31
Continue to work with the Library,
School District #42 and other
partners in the development of
heritage education and awareness
programs.
CHC
Fraser Valley
Regional
Library /
SD #42 /
Community
Partners
Continue to support
educational programs that
engage students in local
history.
Consider a digitization program for
municipal heritage information.
MR
CHC / MRHS
Increased accessibility to
heritage information that is
provided in different formats.
Improved information
residents and tourists on local
history and heritage sites.
Ensure that unique resources
have been copied.
Develop broader community
partnerships (e.g., real estate agents,
developers, etc.).
CHC
Community
Partners
Better coordination among
groups with a heritage
mandate. Shared stewardship
for Maple Ridge's heritage
resources. Provision of
opportunities for partnering
and cost-sharing initiatives of
common interest.
RATEGY 4: HISTORIC
COMMUNITIES
OCP POLICY
ACTIONS
LEAD
PARTNERS
OUTCOMES
3-3 e: encouraging the con-
servation and restoration of
heritage resources.
Continue neighbourhood planning
process, with input from the CHC
and community members.
MR
MR Staff
/ CHC /
Community
Partners
Supports the goals of
sustainability. Supports the
goals of the Metro Vancouver
Regional Growth Strategy.
Preservation of the unique
and character -defining aspects
of the Historic Communities
within a sustainable
framework. Proactive
identification of appropriate
protection for heritage
sites prior to development.
Policy guidance for future
infill development that will
preserve and enhance historic
character.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 31
3.4 d: preservation of heri-
tage elements as a unifying
feature throughout the com-
munity.
Conserve heritage resources in each
historic community.
MR
MR Staff,
CHC, MRHS
Alignment of long-term
policies and guidelines with
current resident expectations
and best heritage practices.
Recognition of significant
historic places throughout all
of the District's Historic Com-
munities.
3-21 i: conservation of special
landscapes such as gardens, or
built-form features, including
heritage buildings, that contrib-
ute to the unique character of a
neighbourhood.
Plan for the development
of sustainable and vibrant
neighbourhoods by building
on the character, amenities and
historic infrastructure of existing
neighbourhoods.
MR
MR Staff /
CHC
Integration of the broad goals
for heritage conservation into
neighbourhood planning.
4-47: Historic and new com-
munities identified on the
Communities Map (OCP Fig-
ure 1) will form the general
boundaries for the prepara-
tion of future neighbourhood
plans.
The specific boundaries for
area planning are identified
on the Area Plan map (OCP
Figure 6).
Review each neigbourhood and
enhance relationships with,
or encourage establishment
of, recognized community
associations.
CHC
Community
Partners
Better communication of long-
term expectations. Enhanced
engagement of community
members.
Work with the Province of BC and
the Heritage Society of BC in the
Dynamic Downtowns initiative.
MR
MR Staff
/ CHC /
Province /
Heritage BC
Integration of the broad goals
for heritage conservation into
planning for the downtown
core.
32 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
4.2 COMMUNITY HERITAGE COMMISSION
WORK PLANS
The Actions of the Implementation Plan can be grouped
into the following key priorities for the CHC. Although
some initiatives will overlap, and priorities may be
shifted if other opportunities arise, the following general
order of priority for the CHC work plans was determined.
Each priority is important, and should be monitored
and reviewed on an ongoing basis, but the primary
focus should shift each year to ensure that each priority
receives adequate attention on a revolving basis. Lead -
MAPLE RIDGE
up Actions as well as follow-up will also be required, so
that each priority will receive attention over a number
of years.
Each priority should be monitored through annual CHC
Work Plans, which can then be assessed at year-end prior
to reporting to Council. This should also include requests
for any budget allocations, which could be considered
as part of the District's business planning and budgeting
process.
R
VIII
Heritage Communication Strategy
Heritage Inventory Update
Heritage Incentives Review
Education & Awareness Initiatives
Digitization Initiatives
Community Partnerships
Heritage Plan Update
® Celebrate Canada 150
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013
2014: Heritage Communication Strategy
The first priority for the CHC is to develop a comprehensive
communications strategy, to ensure the best possible
dissemination of key messages and heritage information.
This includes a review of digital communication, print
materials, messaging, interpretation and public education
and awareness i n itiatives. The idea of a dedicated heritage
website, possibly in conjunction with the MRHS, should
be explored.
2015: Heritage Inventory Update
The following year, the focus should be on improving
and update the information base for heritage planning.
This should include:
• An update of the Heritage Inventory, which would
determine which sites should be removed, which
new sites added and improved historical profiles.
Digital posting should be considered.
• A public nomination process for identifying a broad
range of potential heritage sites.
• Mechanisms for updating the Heritage Register
should be considered, including direct contact
with property owners and a program to prepare
Statements of Significance.
2016: Heritage Incentives Review
The CHC should assist in a full review of the District's
heritage incentives program. The intent is to develop
an enhanced heritage incentives program that would
better serve the needs of heritage property owners, by
considering the following initiatives:
• Review heritage conservation tools enabled under
provincial legislation.
• Consider a broader use of tax incentives, financial
and developmental incentives and other methods to
ensure financial viability of conservation efforts.
• Review the possibility of a municipal grants
program for private building owners, to provide
incentives for restoration as well as maintenance.
Determine scope and magnitude of an ongoing
grants program that would assist both restoration
and maintenance. Assess delivery methods for
grants (through CHC, a separate foundation or a
fee -for service contract).
2017: Education & Awareness Initiatives
The focus would be on the celebrations of history that
will occur around Canada's Sesquicentennial.
• Celebrate Canada 150
• Continue to work with community partners (Library,
School District #42, MRHS, etc.) in heritage
awareness and education initiatives.
• Promote those aspects of community history that
connect to Canada, e.g., CPR main line.
• Continue to celebrate local and community history
within the broader national context.
• Engage a broader public through community events
and celebrations.
• Continue heritage plaquing program and initiate
long-term maintenance.
2018: Digitization Initiatives
This would include a renewed focus on initiatives to
provide broader public access to historical information.
• Review current digital initiatives and facilities
requirements.
• Review Municipal and Community Archives
requirements and opportunities, and ensure that
there will be adequate public access to historical
information.
• Promote digital access through grant applications,
and dissemination through websites.
1 34 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN I
2019: Community Partnerships
Initiate a broader focus on building partnerships in
the Historic Communities, neighbourhoods and the
downtown.
• Develop plans to engage a broad spectrum of
stakeholders in the heritage process, e.g. real estate
agents, etc.
• Work with community associations and groups to
promote local heritage initiatives.
• Ensure that heritage issues are integrated into local
area planning.
2020: Update Heritage Plan
Heritage conservation is an ongoing process. Once
updated policies, procedures and regulations are
established, it is necessary to continue to monitor the
Heritage Plan to ensure its ongoing effectiveness. A
cyclical re-examination of the Heritage Plan—of planning,
implementation and evaluation — should be initiated, to
review the results and effectiveness on a regular basis. A
preliminary assessment could occur at the end of each
year's CHC Work Plan, with a full revaluation at the end
of each seven-year cycle, to ensure that the Heritage
Plan remains relevant and useful. At the end of the
cycle of priority reviews, the entire Heritage Plan should
again be reviewed for relevance based on the current
situation. The effectiveness of existing initiatives should
be reviewed, and the community and stakeholders
consulted to determine expectations and new ideas. The
outcomes of this Heritage Plan should be measured to
determine the next set of priorities for the CHC.
MAPLE RIDGE
4.3 BUDGET IMPLICATIONS
The Implementation Plan is proposed as a guide for
annual CHC workplans. Council is not being asked
to fund and implement any Actions at this time. The
proposed budget and timing for implementation is
based generally on current staffing and budget levels.
The Heritage Plan will assist in the development of
annual work programs, and in determining annual
budget requirements. Although the cost to implement
the Heritage Plan is relatively modest, some items have
additional associated costs that have been spread over
the seven-year implementation period. One-time costs
for individual projects may be anticipated, and can be
brought forward for Council consideration as part of the
annual budget process:
Potential Budget Implications
• Heritage Communication Strategy: consultant costs
/ website / print material.
• Heritage Inventory Update: consultant costs.
• Heritage Incentives Review: consultant costs.
• Heritage Education & Awareness Initiatives: costs
associated with community events.
• Digitization Initiatives: seed and cost -shared
funding.
• Community Partnerships: promotion and
coordination costs (minimal).
• Heritage Plan Update: consultant costs.
There are a number of outside resources that may be
available to help undertake some of these initiatives,
including senior government grant programs (such as
digital access grants) and private and corporate sponsors;
securing these resources will require support time
and resources from the District, the CHC, community
partners and volunteers.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 35
ACKNOWLEDGEMENTS
The Maple Ridge Community Heritage Commission
Heritage Plan 2013 was undertaken by Donald Luxton
& Associates for the District of Maple Ridge. The project
team has consisted of: Donald Luxton, Principal; with
background research and support by Megan Faulkner
and R.J. McCulloch.
We would like to thank Lisa Zosiak, Planner, District of
Maple Ridge, who acted as project liaison and provided
valuable support throughout. In addition, we would like
to express our sincere appreciation to the District of
Maple Ridge staff, the Community Heritage Commission
and the numerous individuals who participated in the
community consultation process. We would also like to
acknowledge the support, input and assistance provided
throughout the process by the Board and members of
the Maple Ridge Historical Society, the Family History
Committee, and Val Patenaude, Curator, Maple Ridge
Museum & Archives.
DISTRICT OF MAPLE RIDGE STAFF
• Christine Carter, Director of Planning
• Jim Charlebois, Manager of Community Services
• Tracy Camire, Administrative Assistant, Corporate
Communications
MAPLE RIDGE COMMUNITY HERITAGE
COMMISSION
• Wayne Beck
• Michael Cook
• Faye Isaac
• Cyndy Johnson -McCormick
• Steve Ranta
• Michael Robinsmith
• Brenda Smith
• Craig Spiers, Chair
• Michael Morden, Council Liaison
• Bob Masse, Alternate Council Liaison
• Lisa Zosiak, Staff Liaison
• Joanne Georgelin, Committee Clerk
MAPLE RIDGE COUNCIL
• Mayor Ernie Daykin
• Councillor Cheryl Ashlie
• Councillor Corisa Bell
• Councillor Judy Dueck
• Councillor Al Hogarth
• Councillor Bob Masse
• Councillor Michael Morden
36 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
APPENDIX A: DEFINITIONS
Canadian Register of Historic Places: A listing of all his-
toric sites of local, provincial and national significance.
Sites are documented through a Statement of Signifi-
cance. The Register is administered by the Government
of Canada.
Conservation includes the identification, protection and
promotion of places that are important to our culture
and history. It involves three components that aid in the
protection of the heritage value:
• Preservation: The process of maintaining and/or
stabilizing the existing materials, form and integrity
of a historic place.
• Restoration: The process of uncovering or revealing
the state of a historic place or material as it ap-
peared in a particular period in its history.
• Rehabilitation: The processing or action of making
possible a continuing or compatible contempo-
rary use of a historic place or individual material/
component and restoration of these places to retain
their historical and cultural significance.
Cultural Landscape: Any geographical area that has been
modified, influenced, or given special cultural meaning
by people [Standards & Guidelines].
Heritage Inventory: A list of sites evaluated as having
potential heritage value.
Heritage Register: A list of sites that are officially recog-
nized by resolution of Council as having heritage value.
Heritage Value: The aesthetic, historic, scientific, cul-
tural, social or spiritual importance or significance for
past, present or future generations. The heritage value of
a historic place is embodied in its character -defining ma-
terials, forms, location, spatial configurations, uses and
cultural associations or meanings.
Historic or cultural significance: The historic, aesthet-
ic, scientific, social or spiritual value of a place to past,
present, or future generations.
Historic Place: A structure, building, group of buildings,
district, landscape, archaeological site or other place in
Canada that has been formally recognized for its heri-
tage value.
Intangible Cultural Heritage: Practices, representations,
expressions, knowledge and skills, as well as associated
tools, objects, artifacts and cultural spaces that commu-
nities and groups recognize as part of their history and
heritage. [UNESCO Convention for the Safeguarding of
the Intangible Cultural Heritage].
Legal Protection: Continuing protection provided
through a bylaw of Council including either municipal
heritage designation or a Heritage Revitalization Agree-
ment, or a Section 215 Covenant on Title.
Statement of Significance: A statement that identifies the
description, heritage value, and character -defining ele-
ments of an historic place. A Statement of Significance
is required in order for an historic place to be listed on
the Provincial and Canadian Registers of Historic Places.
The document is used at the local level as a planning
tool for future conservation interventions.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 37
APPENDIX B: OFFICIAL COMMUNITY PLAN
HERITAGE POLICIES
BUILD COMPLETE COMMUNITIES
Maple Ridge supports the development of complete
communities in the Municipality by:
• protection of culturally significant sites and heritage
values (Chapter 4.3).
GROWTH AND DEVELOPMENT
Residents of Maple Ridge are very interested in the
future growth and development of the community. They
support neighbourhood planning and have identified
that neighbourhoods should be strengthened, and that
heritage values must be preserved.
AGRICULTURE
The Official Community Plan also recognizes that
agricultural lands have heritage value and reflect
the history of Maple Ridge and maintain community
character.
ENVIRONMENT
Residents want to protect water (creeks, rivers, lakes, bogs
and headwaters) areas of natural beauty, and forests, and
recognize the role that heritage and agriculture have on
the protection and preservation of the environment.
CULTURE/RECREATION/EDUCATION
Maple Ridge residents value the diversity of culture and
recreation in the Community, and acknowledge that
trails and recreational opportunities; history and heritage
preservation; and cultural activities such as arts, crafts and
festivals, are all components of a healthy community.
3.1.2 COMMUNITY CHARACTER AND
SENSE OF PLACE
The Heritage policies acknowledge that built, natural
and cultural lands of Maple Ridge have resulted in the
community's strong sense of place, and are committed
to preserving community character.
POLICIES
3-3 e) encouraging the conservation and restoration
of heritage resources.
3.4 d) preservation of heritage elements as a
unifying feature throughout the community.
3.1.4 RESIDENTIAL INFILL AND COMPATIBILITY
CRITERIA
POLICIES
3-21 i) conservation of special landscapes such as
gardens, or built -form features, including heritage
buildings, that contribute to the unique character of
a neighbourhood.
4.3 HERITAGE
BACKGROUND
The geography of the District, full of watercourses and
ravines along the north shore of the Fraser River, was
influential in the historical settlement of Maple Ridge.
By the turn of the century, several distinct communities
had developed into self sufficient places with unique
characteristics, each with their own post- office, general
store, school, community hall, churches, and with
railway stations in all but three.
I38 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
The impressive ridge of high land parallel to the Fraser
River, with its stand of huge western broad leafed
maple trees, gave Maple Ridge its name at the time of
incorporation in 1874.
Residents of Maple Ridge value the heritage of the
community and recognize that heritage structures,
and cultural and natural landscapes keep Maple Ridge
unique and from looking like "everywhere else." There
is a strong recognition that Maple Ridge needs to foster
its history to maintain the Community's strong sense of
place.
PRINCIPLES
The following principles reflect the shared community
values of Maple Ridge residents and provide a framework
for the heritage policies in the Official Community
Plan:
Principle 5
Building a unique community character is critical
to ensuring that Maple Ridge does not succumb to
pressure and becomes like 'everywhere else.' It requires
strong political and community commitment and
attention to a variety of aspects (landscapes, built form,
heritage, mix of uses, urban design, services, etc.).
Principle 6
The community recognizes the need to foster the
history of Maple Ridge and enhance historic areas.
Principle 31
It is important to undertake detailed planning work on
the basis of neighbourhood planning.
Principle 32
The community recognizes that heritage value must not
be lost as enhancements to existing neighbourhoods,
including infill and other activities to strengthen
neighbourhoods, occur in the future.
4.3.1 HERITAGE RECOGNITION
ISSUES
Heritage Information Base
A comprehensive inventory of the built, natural and
cultural landscape resources within the District has
not been compiled. Evaluation criteria to determine
the eligibility of a property, feature, activity, building or
landscape feature for consideration as a heritage resource
will need to be developed.
First Nations Heritage
Involvement of the local First Nations' in heritage
conservation activities has been limited. Identification of
all culturally important heritage resources is needed to
foster a greater understanding and appreciation of all the
heritage resources with the District.
OBJECTIVE
To develop a process that is inclusive of all communities
for identifying heritage resources that are significant to
the community, including natural, built and cultural
heritage.
POLICIES
4-38: Maple Ridge will work cooperatively with
the Community Heritage Commission and other
relevant groups and organizations to establish an
information database of all types of built, natural
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 39
and cultural heritage resources within the District,
including evaluation criteria for each type. This
inventory would be updated on an ongoing
basis evolving and responding to theoretical and
practical changes in the heritage arena.
4-39: Maple Ridge will work with local First
Nations communities to help ensure the
conservation of significant First Nations heritage
resources.
4-40: Maple Ridge will encourage the conservation
and designation of significant heritage structures,
and natural and cultural landscape features in each
neighbourhood.
4.3.2 HERITAGE MANAGEMENT
ISSUES
A comprehensive heritage management framework that
addresses a broad range of heritage resources requires
future work.
A clearly defined process for evaluating development
applications that have heritage -related issues currently
does not exist. In addition, the District does not have
a set of conservation guidelines or standards to be
applied when a development application is reviewed.
Consequently, past development practices have impacted
heritage resources and heritage conservation efforts.
The District should have a formal heritage incentive
program in place to aid heritage conservation
initiatives.
The tools available under Provincial legislation could be
used more effectively by the District to help conserve its
heritage resources.
OBJECTIVE
To provide a framework for municipal staff, the
Community Heritage Commission, property owners
and the public to better manage situations involving
identified or potential heritage sites.
POLICIES
4-41: Maple Ridge will continue to recognize
significant heritage areas and will consider
identification of these areas as Heritage
Conservation Areas or Heritage Districts to ensure
development that respects their heritage character
and historic context.
4-42: Maple Ridge, in consultation with the
Community Heritage Commission, will work to
establish a comprehensive heritage management
framework that incorporates categories that
address information and resource requirements,
conservation incentives, education and awareness
programs; and utilizes and considers a wide range
of planning tools enabled by provincial legislation.
4-43: The development application review process
will include an opportunity to evaluate the overall
impact of proposed development on the heritage
characteristics and context of each historic
community or neighbourhood. Conservation
guidelines and standards should be prepared to aid
in this evaluation and provide a basis from which
recommendations can be made to Council.
I40 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
4-44: Maple Ridge will endeavor to use tools
available under Provincial legislation more
effectively to strengthen heritage conservation in the
District. Other planning tools will also be utilized
where appropriate to establish a comprehensive
approach to heritage management in the District.
4-45: Maple Ridge will assist the financial aspects
of heritage resource management by:
a) supporting the efforts of the Community
Heritage Commission, which may include
financial assistance requests from the Heritage
Commission evaluated by Council on a
program or project basis;
b) working cooperatively with the Community
Heritage Commission in fund raising efforts for
the conservation of heritage resources;
c) supporting and promoting effective marketing
of heritage resources to potentially interested
businesses;
d) supporting heritage tourism efforts;
e) encouraging local organizations, including
the Community Heritage Commission to
pool resources and develop partnerships to
strengthen heritage conservation activities
throughout the community.
4.3.3 HERITAGE EDUCATION
ISSUE
Public awareness of heritage resources within the District
could be improved.
OBJECTIVE
To raise public
Maple Ridge.
awareness of heritage resources within
POLICY
4-46: Maple Ridge will collaborate with the Community
Heritage Commission, other local organizations, and
the general public in order to develop specific programs
and to increase public support and interest in heritage
conservation activities.
4.3.4 HISTORIC COMMUNITIES
ISSUES
Hammond, The Ridge, Port Haney/Haney, Albion,
Yennadon, Websters Corners, Whonnock and Ruskin
are recognized as the historic neighbourhoods of Maple
Ridge. Brought to life by the coming of the railroad in
the 1850s, these communities were to a high degree
self-sufficient with at least one store, a post office, one
or more churches, a school, and a community hall; all
but three had a railway station. The Communities Map
(Figure 1) identifies these historic neighbourhoods with
approximately defined borders.
In the 1900s, increased settlement outside the core of
the historic areas created new neighbourhoods such
as the area now called East Haney and Thornhill. The
community of Thornhill, on the southern slope of Grant
Hill, straddles the border between Albion and Whonnock
communities. Silver Valley is also recognized as a new
community.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 41
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42 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
Figure 6
DONALD LUXTON & ASSOCIATES INC. I NOVEMBER 2013 43
AREA PLANS
CORPORATION OF
THE DISTRICT OF
1� MAPLE RIDGE
MAPLE RIDGE PLANNING DEPARTMENT
May 11, 2005 FIGURE 6 I
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DONALD LUXTON & ASSOCIATES INC. I NOVEMBER 2013 43
OBJECTIVE
To recognize the historic and new communities that
formed the District of Maple Ridge.
POLICY
4-47: Historic and new communities identified on the
Communities Map will form the general boundaries
for the preparation of future neighbourhood plans.
The specific boundaries for area planning are identified
on the Area Plan map (Figure 6).
6.2.1 ECONOMIC DEVELOPMENT
POLICY
Maple Ridge will collaborate with other agencies, such
as the Agricultural Land Commission, the Ministry of
Agriculture, and the Greater Vancouver Regional District
to promote and foster agriculture.
6-6: Maple Ridge will develop an Agricultural Plan
that:
d) promotes agricultural heritage initiatives.
Heritage is also recognized as important in the Maple
Ridge Town Centre / Port Haney Development Permit
Area Guidelines
10.4 TOWN CENTRE AREA PLAN
3.2 General Land -Use Requirements
3-5: Community uses, particularly those that serve
a broad area of the Maple Ridge municipality, such
as government offices, places of worship, libraries,
museums, community, recreation, entertainment
and cultural centres are encouraged in the Town
Centre.
3-9: The adaptive re -use of heritage buildings and
sites is encouraged, by potentially converting a
single-family use to a commercial or institutional
use, or vice -versa (where land -use designation and
appropriate zoning permits), or from a single-family
use to a duplex or multi -family use. This policy
applies to buildings and/or sites that are determined
by the District of Maple Ridge to have heritage
value and/or heritage character, including listings
on the Maple Ridge Heritage Inventory or the
Maple Ridge Heritage Register.
Port Haney & Fraser River Waterfront Area:
• Port Haney Heritage Adaptive Use
• Port Haney Multi -Family, Commercial & Mixed -Use
1 44 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN I
MAPLE RIDGE
British Columbia
The Port Haney & Fraser River Waterfront Area is
recognized as an area in transition. The community has
expressed a desire to retain the special quality and history
of this locale that overlooks the Fraser River and is within
walking distance to the Town Centre Central Business
District. Retaining the historical character of this once
vibrant townsite, while encouraging revitalization, is
the intention for this special place that holds significant
meaning to Maple Ridge.
There is interest and support within the community to
create a tourist area along the Fraser River waterfront that
includes enhancing the wharf and creating a boardwalk
at the foot of the historical Port Haney commercial hub.
The uses permitted in this area are Port Haney Heritage
Adaptive Use and Port Haney Multi -Family, Commercial
& Fraser River Waterfront.
Port Haney Heritage Adaptive Use
The properties located in the Port Haney Heritage
Adaptive Use designation are recognized for their
heritage value. Three of these properties are listed on the
Maple Ridge Heritage Inventory, two are listed on the
Maple Ridge Heritage Register, and one is a designated
heritage property (St. Andrew's Presbyterian Church).
POLICIES
3-32: Maple Ridge will continue to encourage the
conservation and designation of heritage properties
recognized as having heritage value.
3-33: Adaptive re -use of heritage properties is
encouraged to enable the longevity of use and ongoing
conservation of historical resources.
3-34: Maple Ridge will continue to encourage the
conservation and designation of heritage properties
recognized as having heritage value.
3-35: Adaptive re -use of heritage properties is
encouraged to enable the longevity of use and ongoing
conservation of historical resources.
3-43: The adaptive re -use of existing institutional
buildings, including heritage buildings identified on
the Maple Ridge Heritage Inventory or the Heritage
Register is encouraged.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 45
APPENDIX C: COMMUNITY HERITAGE
COMMISSION MANDATE
CORPORATION OF THE DISTRICT OF MAPLE
RIDGE BYLAW NO. 5908 - 2000.
A Bylaw to establish a Community Heritage
Commission:
1. TITLE
This bylaw may be cited for all purposes as "Maple
Ridge Community Heritage Commission Bylaw No.
5908-2000".
2. INTERPRETATION
"Commission" means the Community Heritage
Commission established under Section 3.
3. ESTABLISHMENT, COMPOSITION AND
APPOINTMENT OF COMMISSION
3.1 There is hereby established a Community
Heritage Commission known as the Maple
Ridge Community Heritage Commission.
3.2 The Commission shall be composed of not Tess
than 7 persons.
3.3 Membership on the Commission shall consist
of:
Voting Members:
a) One member from Council;
b) Two members from among the persons
nominated by Maple Ridge Historical
Society;
c) Four members from the Community -at -
Large appointed by the Mayor and Council;
d) As many other members from persons
selected by Council, nominated by citizens
or organizations as Council may choose
to appoint with priority given to one youth
member.
Non -Voting Members:
a) One member from among the persons
nominated by the Parks and Recreation
Leisure Services Citizens Advisory
Committee whom shall serve as a liaison
and attend when available to do so.
3.4 At the first meeting of the year, voting
members will appoint a Chairperson and Vice -
Chairperson. The Vice -Chairperson will act in
the absence of the Chairperson.
3.5 Community -at -Large Members of the
Commission shall be appointed pursuant to
Section 3.3 for a two year term, in the month
of September to commence their term of office
on January 1 of the following year.
3.6 Subject to Section 3.7, all members shall hold
office until the later of December 31 or until
their successors are appointed. Members shall
be eligible for re -appointment to a maximum
of three (3) successive terms.
3.7 When the membership of the commission falls
below five (5) any vacancy occurring in the
membership of the Commission shall be filled
forthwith by the Council for the unexpired
term of vacancy. Any member appointed in
mid-term shall be eligible upon conclusion of
the term for reappointment to a maximum of
three (3) successive terms.
3.8 The Council may terminate the appointment of
any member of the Commission, and Council
will provide notice and the reason for such
termination in writing.
3.9 The Chairperson shall advise Council
immediately in writing of any member
who has been absent from meetings of the
Commission for three (3) consecutive meetings
without prior leave of absence having been
I46 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
granted by the Commission. Leaves of Absence
greater than three (3) consecutive meetings
may, by a majority vote of the Commission,
be granted when the request for the Leave of
Absence is received in writing, prior to the
said Leave taking place.
3.10 No member of the Commission shall receive
any remuneration for services, however,
a member shall be reimbursed for any
reasonable out of pocket expenses incurred
on behalf of and previously approved by the
Commission.
4. TERMS OF REFERENCE
4.1 The Commission is appointed for the
purpose of advising the Council on heritage
conservation matters and undertaking and
providing support for such activities as benefit
and provide for the advancement of heritage
conservation in the District.
5. DUTIES OF COMMISSION
5.1The Commission will:
a) advise Council on any matter referred to it
by the Council;
b) undertake and provide support for such
heritage activities as directed by Council;
c) present an annual report to Council, setting
out its activities and accomplishments for
the previous year, and include any financial
statements which Council requires;
d) meet not less than once per quarter, each
calendar year, unless otherwise directed by
Council.
5.2 The Commission may:
a) develop and implement educational and
public awareness programs related to
heritage conservation in the District;
b) support and raise funds for projects of local
heritage significance;
c) make recommendations on heritage policy
and advise Council on policy issues relating
to heritage property and neighbourhoods;
d) provide information and advice to an
individual or community group regarding
heritage conservation and policy, upon
receipt of a request from the individual or
community group;
e) establish and administer a grants in aid and
financial assistance application process for
organizations, institutions, or other groups
requiring financial assistance to engage in
activities:
(i) to conserve or relating to the
conservation of heritage property or
heritage resources;
(ii) to gain knowledge about the community's
history and heritage;
(iii) to increase public awareness,
understanding and appreciation of the
community's history and heritage; and
(iv) necessary or desirable with respect to
conservation of heritage property or
heritage resources.
and to evaluate such applications received
annually on or before October 31 of each
year and recommend to Council grants and
financial assistance that the Commission
considers ought to be given.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 47
6. OPERATIONS OF COMMISSION
6.1 The Commission may adopt such rules for
its procedures consistent with the provisions
of the Municipal Act or this Bylaw as it may
deem expedient and may alter, amend or
vary the same as it may be required provided
that copies of such rules and procedure and
variations and amendments of the rules shall
forthwith be forwarded to the Municipal Clerk.
6.2 The Commission shall hold regular meetings,
at such time and place within the District as
it may decide, and four (4) members in office
shall constitute a quorum.
6.3 The Chairperson, or any two (2) members may
summon a special meeting of the Commission
by giving at least four (4) days notice in writing
to each member stating the purpose for which
the meeting is called.
6.4 The Chairperson may appoint such committees
from within the Commission as he or she may
deem necessary.
6.5 All members of the Commission, including
the presiding member, may vote on questions
before it, and in all cases where the votes of
the members present are equal for and against
the question, the question shall be negatived.
Any member then present who abstains from
voting shall be deemed to have voted in the
affirmative.
6.6 The Chairperson shall preserve order and
decide all points of order which may arise,
subject to an appeal to the other members
present. All such appeals shall be decided
without debate.
All questions before the Commission shall be
decided by a majority of the members present
at the meeting.
6.8 No act or other proceedings of the
Commission shall be valid, unless it is
authorized by resolution at a meeting of the
Commission.
6.9 The minutes of the proceedings of all meetings
of the Commission shall be maintained in
a Minute Book and when signed by the
Chairperson or member presiding shall be
forwarded forthwith to the Municipal Clerk.
6.10 All meetings of the Commission shall be
open to the public except that a part of a
meeting may be closed to the public where
in accordance with the Municipal Act the
subject matter considered falls within those
classes of matters that may be considered in -
camera. Before a meeting or part of a meeting
is to be closed the Commission must state, by
resolution, the fact that the meeting is to be
closed, and the basis for such closure.
6.11 The Council may by resolution authorize the
Commission to consider any specific matter in -
camera and hereby authorizes the Commission
to consider all of the following general matters
i n -camera:
a) acquisition or disposition of real or
personal property or any interest in them;
b) personnel matters; or
c) legal advice, opinions and litigation
matters
6.12 A member of the Planning Department shall
serve the Commission as technical advisor.
6.13 The Council shall provide the Commission
with a secretary to perform such secretarial
duties as are required in the conduct of the
meetings of the Commission.
6.14 The Council may include in its annual budget
I48 MAPLE RIDGE 1 COMMUNITY HERITAGE COMMISSION HERITAGE PLAN
MAPLE RIDGE
British Columbia
such sums as are necessary to defray the
expenses of the Commission. The Commission
shall provide a detailed budget proposal to
Council on or before October 1 of the year
preceding the budget.
6.15 The Commission may hire staff and
consultants based on its approved budget to
assist in implementing the duties specified in
Part 5.0.
7. CONFLICT OF INTEREST
7.1 If a Commission member attending a meeting
of the Commission considers that he or she is
not entitled to participate in the discussion of
a matter or to vote on a question in res pect of
a matter because the member has a direct or
indirect pecuniary interest in the matter or for
any other reason, the member must declare
this and state the general nature of why the
member considers this to be the case.
7.2 After making the declaration, the Commission
member:
a) must not take part in the discussion of the
matter and is not entitled to vote on any
question in respect of the matter;
b) must immediately leave the meeting or
that part of the meeting during which the
matter is under consideration; and
c) must not attempt in any way, whether
before, during or after the meeting, to
influence the voting on any question in
respect of the matter.
7.3 When the member's declaration is made:
a) the person recording the minutes of
the meeting must record the member's
declaration, the reasons given for it, and
times of the member's departure from
the meeting room, and if applicable, the
member's return; and
b) the person presiding at the meeting must
ensure that the member is not present at
the meeting at the time of any vote on the
matter.
8. CONDUCT OF MEMBERS
Members should be careful when speaking in public
or to the media and should always regard themselves
as being regarded by the public as members of the
Commission.
9. INTERPRETATION
Wherever the singular or the masculine are used in
the Bylaw, the same shall be construed as meaning the
plural or the feminine or the body politic or corporate
where the context or the parties hereto so require.
10. TRANSITION
10.1 Despite Section 3.5 the members of the
Heritage Advisory Committee appointed
pursuant to Bylaw No. 4217-1989, with
terms in force at the time of the adoption of
the Community Heritage Commission Bylaw
No. 5908-2000, may continue to serve out
the balance of their terms as Commissioners
on the Community Heritage Commission.
The term shall be considered a term for the
purpose of any limitation on the maximum
number of successive terms permitted by this
Bylaw.
10.2 By-law No. 4217-1989, A Bylaw to Establish
a Heritage Advisory Committee, and all
amendments thereto are hereby repealed in
their entirety.
DONALD LUXTON & ASSOCIATES INC. 1 NOVEMBER 2013 49
APPENDIX B
Adopted Feb. 11, 2014
Bylaw No. 7060-2014
L,
MI
URBAN AREA BOUNDARY
1 1 1 HISTORIC COMMUNITIES
NEW COMMUNITIES
COMMUNITIES
k
MAPLE RIOG
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
JAN 16, 2014 Not To Scale Figure 1.
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Bylaw No. 7060-2014
URBAN AREA BOUNDARY
EXISTING AREA PLANS
FUTURE AREA PLANS
AREA PLANS
MAPLE 81011
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
JAN 16, 2014 Not To Scale Figure 6.
4I
MAPLE RIDGE
British Columbia
Deep Roots
Greater Heights
TO:
District of Maple Ridge
His Worship Mayor Ernie Daykin DATE: June 9, 2014
and Members of Council Committee of the Whole
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended May 31, 2014
EXECUTIVE SUMMARY:
The disbursements summary for the past period is attached for information. All voucher payments are
approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the
disbursements listing through Council resolution. Expenditure details are available by request through
the Finance Department.
RECOMMENDATION:
That the disbursements as listed below for the month ended May 31, 2014 now be approved.
GENERAL $ 5,560,988
PAYROLL $ 2,413,962
PURCHASE CARD $ 91.714
$ 8,066,664
DISCUSSION:
a) Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b) Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c) Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
• G.V. Water District - water consumption Feb 5 - Mar 4/14 $ 429,464
• G.V. Water District - water consumption Mar 5 - Apr 1/14 $ 421,928
• Hyland Excavating Ltd. - Cottonwood Drive sanitary sewer $ 192,897
• Martens Asphalt Ltd. - Kanaka Way intersection improvements $ 163,489
• Pax Construction Ltd. - Renovations to RCMP Integrated Forensic $ 151,809
The RCMP Forensic Identification Section is a regional integrated team leasing space in a
municipal building. The RCMP requested the renovations and have fully reimbursed the
costs.
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended May 31, 2014 have been reviewed and are in order.
Prepared by: G'Ann Rygg
Accounting Clerk II
Approved by: Trevor Thompson, BBA, CGA
Manager of Financial Planning
Approved by: Paul Gill, BBA, CGA
GM - Corporate & Financial Services
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
gmr
VENDOR NAME
Aecom Canada Ltd
Ansan Industries Ltd
BC Hydro
BC SPCA
Billesberger, Valerie
Boileau Electric & Pole Ltd
CUPE Local 622
Chevron Canada Ltd
Columbia Bitulithic Ltd
Crown Contracting Limited
Delcan Corporation
Dougness Holdings Ltd
FortisBC - Natural Gas
Genesis Janitorial Service Ltd
Golden Ears Ortho & Sports
Gomerich, Nancy
Greater Vanc Water District
Heidelberg Landscaping Ltd
Hyland Excavating Ltd
IDRS
Jacks Automotive & Welding
Manulife Financial
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - MAY 2014
DESCRIPTION OF PAYMENT
Cottonwood leachate pond & sanitary design
Sanitary subcatchments study
Sanitary sewer model and master plan
Traffic control
Electricity
Contract payment Apr & May
Document Management Jan 1 to Mar 31/14
Maintenance: 225 St pump station
Banners
Hammond Community Centre
Hoffman Garage
Fairgrounds
Library
Maple Ridge curling rink
Memorial Gardens
Municipal Hall
Pitt Meadows Family Rec Centre
Pitt Meadows Museum
RCMP
Rental house
Street lights
Thomas Haney tennis courts
Telosky Stadium
Water reservoir
Dues - pay periods 14/09 & 14/10
Gasoline & diesel fuel
Roadworks material
122 Avenue Street lighting (216 St. to 222 St.)
232 Street bridge replacement - construction services
Flush & CCTV storm and sanitary sewers
Natural gas
Janitorial services & supplies:
Firehalls
Library
Municipal Hall
Operations
Randy Herman Building
RCMP
South Bonson Community Centre
Fitness classes & programs
Security refund
Water consumption Feb 5 - Mar 4/14
Water consumption Mar 5 - Apr 1/14
Hammond Stadium Park Sports Field
Cottonwood Drive sanitary sewer
Tax notice mailing
Fire Dept equipment repairs
Employer/employee remittance
2,839
1,008
12,534
22,736
485
304
308
713
263
811
331
162
997
759
883
328
1,049
286
362
554
3,220
4,809
2,371
2,754
3,341
2,480
3,959
429,464
421,928
AMOUNT
16,381
22,189
129,689
54,971
16,078
31,331
23,806
79,709
38,256
107,961
44,430
21,950
20,682
22,934
17,544
25,060
851,392
43,451
192,897
24,954
22,003
148,280
Maple Ridge & PM Arts Council
Marten Timmer Excavating Ltd
Martens Asphalt Ltd
Medical Services Plan
Merlin Imports Ltd
Mission Contractors Ltd
Municipal Pension Plan BC
Netex Canada Netting Inc
Newlands Lawn & Garden Mainten
Open Storage Solutions Inc
Paul Bunyan Tree Services
Pax Construction Ltd
Peter Dorozan Cable Communication
Receiver General For Canada
RG Arenas (Maple Ridge) Ltd
Ridge Meadows Recycling Society
Strohmaiers Excavating Ltd
Surtaj Construction Ltd
Trans Western Electric Ltd
Warrington PCI Management
Western Oil Services Ltd
Westerra Equipment Lp
Xylem Canada Company
Young, Anderson - Barristers
Disbursements In Excess $15,000
Disbursements Under $15,000
Total Payee Disbursements
Payroll
Purchase Cards - Payment
Total Disbursements May 2014
Arts Centre contract payment May
Program revenue Apr
Theatre rental
Cemetery expansion
Kanaka Way intersection improvements
Employee medical & health premiums
Four 2014 Hyundai Sonata
Lougheed Hwy multi -use cycle path
Employer/employee remittance
Larry Walker field - baseball barrier net replacement
Grass cutting
CVault annual support & maintenance
Netapp shelves
Roadside overhead brushing
Tree removal at various locations
Renovations to RCMP Integrated Forensic Section
Fiber optic cabling materials
PM Family Rec Centre speaker cabling & troubleshoot
Municipal Hall data/voice relocates
Employer/Employee remittance PP14/09 & PP14/10
Curling rink on-site supervision
Curling rink operating expenses Jan - Apr
Monthly contract for recycling
Weekly recycling
Litter pickup contract
Recycling station pickup
Roadside waste removal
Earth Day 2014
Storm sewer replacement on Donovan Ave (21500 Block)
Security refund
Pedestrian crosswalk pole installation (DTR & Burnett)
Advance for Tower common costs less expenses
Installation of fuel island forms
Mini track loader
Pump station maintenance
Professional fees
PP14/09, PP14/10 & PP14/11
50,867
8,286
1,722
60,875
22,840
163,489
38,497
104,747
101,034
561,727
19,861
19,175
21,975
60,059 82,034
6,883
9,770 16,653
151,809
23,396
2,031
763 26,190
760,400
5,885
22,358 28,243
139,721
376
1,724
308
194
1,000
GMR
\\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2014\[Monthly_Council_Report_2014.xlsx]MAY'14
143,323
109,709
99,390
27,049
55,594
19,887
31,517
24,303
34,595
4,658,888
902,100
5,560,988
2,413,962
91,714
8,066,664